Updated October 2026
Buying in Somerville at Sandoval? We read the three association layers, the estoppel certificates, the flood letter and the 15 recorded sales in 12 months before you write an offer. Call Marc at (239) 287-5873.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer's guide to Somerville at Sandoval, the neighborhood of 172 recorded condominium units in 22 two-story buildings on Somerville Loop, inside gated Sandoval in Cape Coral, Florida. Our Somerville at Sandoval community guide covers the neighborhood's history and floor plans, and our Sandoval community guide covers the whole master community. What follows is the buyer's side: the documents a Florida condominium buyer receives and the cancellation periods that come with them, the three associations and what each one charges, the estoppel certificates, taxes, flood and insurance, the lending questions a condominium raises, the 15 recorded sales in the 12 months to September 25, 2026, and how a Somerville unit compares with a Villas at Sandoval home and a detached Sandoval home. Call Marc at (239) 287-5873 or see how we represent buyers.
Somerville at Sandoval is a Chapter 718 condominium neighborhood of 172 recorded units that also sits inside two Chapter 720 homeowners associations, so a buyer deals with three associations, three budgets and a condominium document package. These ten 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; Florida Statutes, 2026 edition, read October 7, 2026; Florida Division of Corporations records read October 7, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026).
This Somerville at Sandoval buyer guide runs from the recorded market and the documents a condominium buyer receives, through fees, taxes, flood, insurance and lending, to the rules, the schools and the negotiation. Use the list below to jump to the question you need first, and call Marc if you would rather talk it through.
McGreevy and Comisar are the Somerville at Sandoval buyer's agents who read the county's recorded sales, the three association document sets and FEMA's file for the building before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
In Somerville the expensive mistakes are rarely cosmetic. They are treating a Somerville unit as if it were a Sandoval house, reading one monthly fee on a listing as the whole cost when three associations bill, signing without the section declaration, hearing that FEMA removed the buildings from the flood zone and stopping there, counting on a third vehicle or a vacation rental the recorded documents do not allow, and trusting a listing that calls a two-bedroom unit a three-bedroom. A resale here also competes with a handful of other units a few buildings away. Our job is to price those differences into the offer while you can still act on them.
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. For a condominium add one more test: ask whether the agent can name the three associations, show you the estoppel line that lists the other associations the unit belongs to, and price from the county's recorded sales rather than from a listing sheet.
These are the locked credentials we publish on every page we operate, stated exactly as awarded:
Jesse and Marc handle their own buyers, and the person who walks the building 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, our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral buyers at the property or at either office. Jesse can be reached directly at (239) 898-6072 for any Somerville at Sandoval question.
The record behind this guide is verified team production plus a read of every recorded Somerville sale. As leaders of Domain Realty Group, McGreevy and Comisar have sold over $2.5 Billion in real estate, with over $900 million personally. For this guide we read all 15 Somerville sales recorded in 12 months.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis).
RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience, and both have been Top 1% Real Estate Agents Nationally Since 2008. Those are the only production figures we publish, and they are the same on every page we operate.
We read the Lee County roll dated October 4, 2026 for the 175 parcels that carry a Somerville legal description (171 condominium units and four section common-element parcels) and split the 15 recorded sales by size, floor class and year built. In the 12 months to September 25, 2026 we tracked every recorded Somerville sale and all 92 recorded Sandoval sales before we advised a buyer on a price. We read the 2025 certified tax bills for a Somerville unit and a Sandoval house, the Florida Division of Corporations records for the corporations that govern Sandoval, the Department of Business and Professional Regulation's notice of estoppel certificate fees, the Florida Statutes sections cited below, FEMA's Letter of Map Amendment for the buildings, and the City of Cape Coral permit record for the roofs and windows.
McGreevy and Comisar alone have over $900 million in sales, and the team is the #5 real estate team in Florida in the 2026 RealTrends rankings. We print no current Somerville association budget, no section declaration terms, no insurance premium for a specific unit and no market figure without its source and date, because a figure without them cannot be checked. Where a fact is unsettled, we name the document that settles it.
Before the first showing we pull five things for each unit: its section, its stack and floor, and the county living area; the three estoppel certificates requested early, with the lines that list other associations, capital contributions and approvals; the budgets and reserve schedules for the section, the Recreation Association and the master; the building's insurance declarations pages and the FEMA case number; and the permit history. Those answers move price more than finishes do, and they take a day to assemble.
Somerville at Sandoval is a neighborhood of 172 recorded condominium units in 22 two-story buildings along Somerville Loop, inside the gated Sandoval community in Cape Coral, Lee County, Florida 33991. Buying here is not the same as buying in Sandoval: a Somerville buyer takes on three associations and a condominium regime, where a Sandoval house buyer takes on one.
Data updated: October 2026 (Lee County roll dated October 4, 2026; recorded instruments; Florida Division of Corporations records read October 7, 2026).
Sandoval is a master-planned community of 1,406 homes on the county roll: 1,166 detached homes, 69 attached villas and 171 condominium units. Somerville is the condominium part. The table sets out what changes when you buy a Somerville unit instead of a detached Sandoval home.
Question | Somerville at Sandoval unit | Detached Sandoval home |
|---|---|---|
What do you own | A condominium unit (Florida Statutes Chapter 718) | A platted single family lot |
Associations that bill you | Three: master, Recreation Association, section condominium association | One: the master |
Who insures the building | The section association, on the building as originally installed | You |
Pre-closing disclosure | Condominium document package, 7-day cancellation right | Chapter 720 summary, 3-day cancellation right |
Estoppel certificates | Up to three | One |
Trash | Containerized service billed to the association | City curbside route and a City assessment on the tax bill |
Pool | The Somerville pool, plus the master's Lagoon Pool | The master's Lagoon Pool |
Somerville is Tract 100 of the Sandoval Phase 1 plat (Plat Book 79, Pages 15 to 31). Twenty of the 22 buildings hold eight units and two hold six. The four condominium sections are not equal: Section I has 54 units in seven buildings, Section II 48 in six, Section III 56 in seven and Section IV 14 in two. Pulte Home Corporation built the neighborhood from 2005 to 2008. The 2004 Supplemental Declaration, recorded December 22, 2004, caps it at 172 units and the 2005 Declaration, recorded December 7, 2005, governs it. Nothing remains to be built on the tract.
Sandoval is a gated master-planned community on Veterans Memorial Parkway, west of Surfside Boulevard, with named gates at Veterans Memorial Parkway and Pine Island Road. The Bonita Bay Group developed it, and homes there were completed from 2005 to 2019. Every Sandoval parcel is in Lee County taxing district 057 (City of Cape Coral), and Sandoval has no Community Development District. Our Sandoval community guide covers the whole community, and our Cape Coral hub covers the city.
Two Somerville buildings, numbers 10 and 11, carry a county legal description that begins SOMERVILLE PHASE III and never says Sandoval. A roll search for Sandoval therefore misses 16 of the neighborhood's units. The corrected match, which we use for every county figure here, counts 175 Somerville parcels: 171 condominium units on the roll (the recorded count is 172, and one Section II unit is in the parcel fabric but absent from the roll extract) and four section common-element parcels.
It is not the Villas at Sandoval, the 69 attached twin villas on Anguilla Drive and Pamplico Court that are fee-simple lots under two Chapter 720 associations; our Villas at Sandoval community guide covers them. It is not the 48 detached homes on Anguilla Drive, which sit on their own plat. And it is not a place with its own gate that anyone has confirmed: Somerville sits inside the master community's gates.
Somerville at Sandoval units sold for a median of $255,000 in the 12 months to September 25, 2026, Lee County recorded sales. The county recorded 15 sales from $212,500 to $320,000, up from five sales in the prior 12 months, and every one was a resale: the county shows no builder-direct sale in the neighborhood.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, labelled where used).
The first window with 10 or more recorded sales is the 12 months to September 25, 2026. The longer windows show how far prices have moved from the 2022 peak.
Window | Sales | Median | Low | High |
|---|---|---|---|---|
12 months, September 26, 2025 to September 25, 2026 | 15 | $255,000 | $212,500 | $320,000 |
24 months | 20 | $264,950 | $212,500 | $320,000 |
36 months | 30 | $275,950 | $212,500 | $355,000 |
60 months | 61 | $310,000 | $212,500 | $388,360 |
All recorded history since November 18, 2005 | 411 | $210,000 | $89,000 | $388,360 |
These are all 15 qualified recorded sales in the 12 months to September 25, 2026. We list the street only, never a unit number, and the county heated area is the roll's figure, not an MLS living area. The price per square foot is the price divided by the county heated area.
Date | Price | Street | Year built | County heated area (sq ft) | Price per sq ft |
|---|---|---|---|---|---|
December 29, 2025 | $240,000 | Somerville Loop | 2006 | 1,373 | $174.80 |
December 30, 2025 | $212,500 | Somerville Loop | 2005 | 1,373 | $154.77 |
February 12, 2026 | $249,000 | Somerville Loop | 2006 | 1,373 | $181.35 |
February 27, 2026 | $270,000 | Somerville Loop | 2008 | 1,688 | $159.95 |
March 6, 2026 | $320,000 | Somerville Loop | 2006 | 1,650 | $193.94 |
March 13, 2026 | $235,000 | Somerville Loop | 2008 | 1,345 | $174.72 |
March 23, 2026 | $250,000 | Somerville Loop | 2005 | 1,373 | $182.08 |
April 23, 2026 | $264,900 | Somerville Loop | 2006 | 1,725 | $153.57 |
May 22, 2026 | $250,000 | Somerville Loop | 2006 | 1,373 | $182.08 |
June 19, 2026 | $272,000 | Somerville Loop | 2006 | 1,650 | $164.85 |
June 26, 2026 | $270,000 | Somerville Loop | 2006 | 1,650 | $163.64 |
July 16, 2026 | $279,900 | Somerville Loop | 2006 | 1,650 | $169.64 |
July 22, 2026 | $239,000 | Somerville Loop | 2006 | 1,373 | $174.07 |
July 27, 2026 | $255,000 | Somerville Loop | 2006 | 1,373 | $185.72 |
August 7, 2026 | $282,500 | Somerville Loop | 2006 | 1,373 | $205.75 |
The 15 prices add to $3,889,800, a mean of $259,320. The median, the eighth price in order, is $255,000, and the median price per square foot of county heated area is $174.72 (n = 15).
Nine of the 15 sales were of units with the ground-floor county areas (1,345 or 1,373 square feet): a median of $249,000 and a range of $212,500 to $282,500. Six were of units with the upper-floor county areas (1,650 to 1,725 square feet): a median of $271,000 and a range of $264,900 to $320,000. The $22,000 gap ($271,000 less $249,000) reflects 277 to 352 more square feet than a 1,373-square-foot ground unit, and the larger units sell for less per square foot: the median of the nine ground-size sales is $181.35 a square foot and the median of the six upper-size sales is $164.24.
Fourteen of the 15 sales closed between $200,000 and $299,999. One, at $320,000, closed between $300,000 and $399,999. None closed under $200,000 and none at $400,000 or more.
By section, the 15 sales split five in Section I, three in Section II, five in Section III and two in Section IV. With fewer than 10 sales in each section we publish no section median. By year built, two of the sales were of 2005 units, eleven of 2006 units and two of 2008 units, which are the Section IV buildings.
The prior 12 months, September 26, 2024 to September 25, 2025, show five Somerville sales: $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. The median of those five is $283,500. Sales tripled (15 against 5) and the median fell 10.1 percent ($255,000 against $283,500, a $28,500 difference on $283,500). Both windows are thin, so read the direction rather than the percentage.
Year | Sales | Median |
|---|---|---|
2019 | 25 | $186,000 |
2020 | 13 | $205,000 |
2021 | 28 | $257,450 |
2022 | 18 | $347,450 |
2023 | 6 | $356,250 |
2024 | 11 | $317,500 |
2025 | 6 | $264,250 |
2026 through September 25 | 13 | $264,900 |
From the 2022 median of $347,450 on 18 sales to the 2026 median so far of $264,900 on 13 sales, the median is down 23.8 percent. The 2023 median is higher on six sales, so 2022 is the sturdier peak reading.
Fifteen sales on 171 roll units is a turnover of 8.8 percent in 12 months. Across ZIP 33991, the county recorded 21 condominium sales in the same window at a $255,000 median, and Somerville's 15 are 15 of those 21. Across all of Sandoval the county recorded 92 sales at a $359,500 median, so Somerville is 15 of 92, or 16.3 percent of Sandoval's sales.
The county roll is dated October 4, 2026 and the newest qualified sale in the county file is September 25, 2026; the newest Somerville sale in the file is August 7, 2026. A sale recorded in the last weeks may not yet be coded qualified, and one non-qualified transfer recorded on January 28, 2026 is excluded from every median here. If you see a recent closing that is not in the table, ask us and we will check the county file.
A separate instrument, the Southwest Florida MLS, shows 15 Somerville closings from September 26, 2025 to September 25, 2026, the same window as the county record (pulled October 10, 2026): a median sold price of $255,000, a range of $212,500 to $282,500, a median of 87 days on market, a median sale-to-list ratio of 95.9 percent and a median living area of 1,373 square feet. Two of the 15 units took 442 and 624 days to sell. These are MLS figures from a different instrument than the county record, whose range runs to $320,000, and we keep the two apart.
On the Southwest Florida MLS, pulled October 10, 2026: 15 Somerville closings in the 12 months to September 25, 2026; a median of 87 days on market, from 3 days at the fastest to 624 at the slowest; a median sale-to-list ratio of 95.9 percent, with individual closings from 90.6 to 100 percent and none above list; 3 units active on the pull date, listed at $315,000 to $329,000, and 1 pending; about 2.4 months of supply (3 active against 15 closings a year). With three units to choose from, a buyer here usually decides between a handful of listings, not dozens.
A buyer in Somerville at Sandoval buys a two-bedroom, two-bath condominium on a single level, with a one-car attached garage, a screened porch and one assigned driveway space. The county measures six living areas, from 1,345 to 1,725 square feet, and ground-floor and upper-floor units come in different sizes in every building.
Data updated: October 2026 (Lee County Property Appraiser condominium cost cards, 170 of 172 units retrievable, read September 8, 2026; Lee County recorded sales through September 25, 2026).
County living area excludes the garage and the screened porch. Across the 170 units with a retrievable cost card, 85 are on the ground floor and 85 upstairs.
County living area | Units | Floor |
|---|---|---|
1,345 sq ft | 3 | Ground |
1,373 sq ft | 78 | Ground |
1,392 sq ft | 4 | Ground |
1,650 sq ft | 39 | Upper |
1,688 sq ft | 4 | Upper |
1,725 sq ft | 42 | Upper |
The unit number is the building number followed by a two-digit stack number. In an eight-unit building, stacks 01, 04, 05 and 08 are upstairs and stacks 02, 03, 06 and 07 are on the ground floor. The end stacks are 01, 02, 07 and 08. The ground units are 1,373 square feet and the upper units are 1,650 square feet at the ends and 1,725 square feet inside. The two six-unit buildings drop the fourth stack, and their upper stacks are 01, 03 and 06. Every unit is a single level; the buildings are two stories, not the units, and there is no elevator in Somerville.
Buildings 8 and 9 are Section IV, built in 2008, three years after the first buildings. The ground units there measure 1,345 and 1,392 square feet and the upper units 1,688 and 1,725 square feet on the cost cards (the October 4, 2026 roll records the largest Section IV units at 1,734 heated square feet). Garages run 203, 223 or 274 square feet in Section IV against 209, 214 or 230 square feet in Sections I to III. Section IV also reported a higher condominium fee at its two recent closings: $500 a month against $410 to $415 on 11 of the other 13 closings (as reported at closings in the 12 months to September 25, 2026, Southwest Florida MLS, pulled October 10, 2026).
Every unit has a private attached garage, recorded at 203 to 274 square feet on the county cost cards, and a screened porch of 115 to 232 square feet. There is no carport. The recorded cap is two vehicles on a permanent basis: one in the garage and one on the assigned driveway space. A third vehicle has nowhere to go under the recorded rule.
Pulte advertised four floor plans in 2006: the Heron at 1,438 square feet from $241,900, the Egret at 1,536 square feet from $255,900, the Spoonbill at 1,797 square feet from $262,900 and the Cormorant at 1,857 square feet from $264,900 (Pulte's own community page, archived November 13, 2006). The county measures living area, which is a different measurement, and the two do not reconcile. Two of the 15 MLS closings in the 12 months to September 25, 2026 were advertised at Pulte's marketing square footage rather than the county's living area, which understated their price per square foot by $19 and $14. Price from the county figure.
All 170 retrievable county cost cards and all four of Pulte's original plans record two bedrooms and two baths. Five of the 15 MLS closings in the 12 months to September 25, 2026 were advertised as three-bedroom units. The third room is a den. Treat any third-bedroom claim as a question for the county card and the section declaration.
To see what is for sale in Somerville at Sandoval and across Cape Coral right now, browse our team's Cape Coral search on DomainRealtyGroup.com, or tell us your criteria and we will build the saved search and send you the link.
With 15 recorded sales in 12 months, a table of current listings would be stale within days and would say more about one week than about the neighborhood. We print the recorded sales and the rules instead, and we give you the live picture by phone at (239) 287-5873.
If you are buying, see how we represent buyers or call Marc at (239) 287-5873 and we will order the three estoppel certificates and the section declaration before your inspection period runs. If you own a Florida home you would sell first, get a free home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Somerville at Sandoval is both. An owner's section association is a Chapter 718 condominium association, while the Somerville at Sandoval Recreation Association and the Sandoval Community Association are Chapter 720 homeowners associations. Six Florida not-for-profit corporations touch the neighborhood, all active on October 7, 2026, and each owner belongs to three of them.
Data updated: October 2026 (Florida Division of Corporations records read October 7, 2026; recorded Declaration CFN 2005000155773; Supplemental Declaration INSTR 6576636).
Layer | Corporation (Florida document number, filed) | Statute | What it funds | Manager as filed |
|---|---|---|---|---|
1. Master | Sandoval Community Association, Inc. (N03000010403, December 1, 2003) | Chapter 720 | Club Sandoval, the Lagoon Pool, Calypso Park and Lake, the Esplanade, the courts, both dog parks, the gates, the master lakes and stormwater system, bulk internet | Precedent Hospitality, St. Petersburg, since January 7, 2026 |
2. Recreation | Somerville at Sandoval Recreation Association, Inc. (N05000012184, December 5, 2005) | Chapter 720 | The Somerville pool and cabana, Somerville Loop, every driveway, all lawns, landscaping and irrigation | Compass Rose Management, Cape Coral, March 27, 2026 |
3. Section | Somerville at Sandoval Section I (N05000012187, December 5, 2005), Section II (N06000002820, March 13, 2006), Section III (N06000008328, August 7, 2006) or Section IV (N08000000059, January 2, 2008) Condominium Association, Inc. | Chapter 718 | The buildings, roofs, exteriors and the master property insurance on them | Compass Rose Management, Cape Coral, March 2026 |
The section association maintains the buildings, roofs and exteriors. The Recreation Association maintains the pool, the road, the driveways, the lawns, the landscaping and the irrigation, at the expense of Somerville's owners. The master maintains everything shared across Sandoval. One finding surprises most buyers: the recorded Declaration says the driveway in front of each garage is not a condominium common element. It belongs to the Recreation Association and is assigned to your unit by easement, so a paving bill is a Recreation Association expense, not a section expense.
The master is administered from St. Petersburg by Precedent Hospitality, with a Naples law firm as its registered agent. All five Somerville corporations show Compass Rose Management, 1010 NE 9th Street, Suite A, Cape Coral, FL 33909, as principal address and registered agent on annual reports filed in March 2026. Two management companies in two cities means two document portals, and the estoppel requests go to different places.
Section 1.9 of the 2005 Declaration ranks the governing documents: the Sandoval master documents first, the Somerville at Sandoval Recreation Association documents second and the owner's own section condominium documents third, and where they conflict they are applied in that order. Where the Supplemental Declaration and the master declaration conflict, the Supplemental Declaration controls for this neighborhood (Article VI). Architectural review follows the same ladder under section 5.4.
Section 3.4(C) makes Class A members Non-Voting Members of the Recreation Association. Each section association is the Voting Member and casts its section's votes through a designated Representative, except for the election of Recreation Association directors, which owners vote on themselves. On almost every Recreation Association question, then, an owner votes through the section board, not directly.
Unpaid Recreation Association assessments, interest and collection costs are a continuing lien on the parcel under section 4.5, with remedies starting ten days after a due date. Section 4.6 ranks that lien below taxes, the master's lien and a recorded institutional first mortgage, and above any other mortgage and above the section association's own lien. Section 4.9 requires each section to collect the Recreation Association assessment and remit it for every parcel, whether or not every owner paid, so a delinquency lands on the section's budget. The late payment penalty is capped at $25.00 under section 4.7(A).
The section declarations of condominium set each unit's percentage share of common expenses, any approval process for a purchaser or a tenant, and any section-level pet or parking rule. The master does not publish them. They come through HomeWiseDocs by way of the management company, or from the Lee County Clerk's official records. Read yours before you rely on anything at the section layer.
A Florida condominium resale buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the financial statement and budget, the frequently asked questions sheet and any milestone or reserve study summaries. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them (section 718.503).
Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7, 2026; Florida Senate).
Section 718.503 lists what the seller delivers: the declaration of condominium, the articles of incorporation, the bylaws and the rules, the annual financial statement and the annual budget, the Division of Condominiums' frequently asked questions document, and the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. Somerville's buildings are not required to have either, so expect the budget and the financial statement to carry the reserve story.
The buyer may void the contract by delivering written notice within 7 days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Counting from a Friday on which the documents arrive and the contract is already signed: Monday is day 1, Tuesday day 2, Wednesday day 3, Thursday day 4, Friday day 5, the next Monday day 6 and the next Tuesday day 7. That is 11 calendar days after the Friday, and a legal holiday in the window adds a day. The contract and the closing attorney control the dates.
Section 720.401 requires the disclosure summary before the buyer signs. 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 is a short statutory notice and carries no budget or financial statement, which is why the condominium package is the fuller document.
A Somerville unit sits in a Chapter 718 section association and in two Chapter 720 associations. Section 718.503 governs the package for the condominium layer, and subsection (2) of section 720.401 says that section does not apply to associations regulated under chapter 718, or where disclosure about the association is otherwise made under chapter 718. Which summaries a mixed unit receives is a question for the closing agent or attorney. The contract, the title agent and the closing attorney confirm which packages are delivered, in what order and by whom. We ask for every package, and every layer's estoppel certificate, in writing.
Section 689.261 requires the seller to give the buyer a property tax disclosure summary, which warns that the seller's tax bill is not a guide to the buyer's because a change of ownership triggers reassessment. Section 689.302 requires the seller's 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 on that disclosure.
Each section association keeps official records that an owner can ask to inspect. Whether any section maintains a records portal is not on the public record we could reach, so ask the manager how each one provides them.
Document | Who holds it | Why it matters |
|---|---|---|
Section declaration of condominium | Lee County Clerk or the manager through HomeWiseDocs | Percentage share, approval process, section pet and parking rules |
Declaration CFN 2005000155773 and Supplemental Declaration INSTR 6576636 | Lee County Clerk | Recreation Association, pool easement, leasing, parking, liens |
Recreation Association rules and adopted budget | The manager | Pool rules, the recreation assessment, reserves |
Three estoppel certificates | Each association | Amounts owed, charges at sale, other associations, approvals |
Three budgets, financial statements and reserve schedules | Each association | Where the money goes, what is reserved |
Building insurance declarations pages | The manager or the agent | Limits, deductibles, flood policy written per building |
FEMA Letter of Map Amendment, case 23-04-5574A | FEMA Map Service Center | The flood determination for the buildings |
Minutes and any special assessment resolution | The manager | Funding of the 2024 roofs and 2025 windows |
Permit history | City of Cape Coral | Open permits, past work |
Municipal balances at a sale are read through the City of Cape Coral's free payoff request, which covers special assessments, utility balances, open code cases and open building permits. Permit history for an address can be searched without an account on the City's EnerGov portal, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79). In the City's record read September 8, 2026, 141 code cases at Somerville Loop addresses show zero open and zero at lien status.
An estoppel certificate is an association's signed statement of what a unit owes and what the association charges at a sale. The Department of Business and Professional Regulation currently authorizes up to $299 per certificate, $119 more if expedited and $179 more if delinquent, so three associations can carry up to $897 in certificate fees.
Data updated: October 2026 (Florida DBPR notice of estoppel certificate fees, read October 7, 2026; Florida Statutes section 720.30851, 2026 edition, read October 7, 2026).
Section 720.30851 sets base caps of $250, plus $100 for delivery within three business days and $150 if the account is delinquent, and has the state adjust the caps for inflation every five years. The Department publishes the adjusted amounts, and the same amounts apply to condominiums, cooperatives and homeowners associations. The current amounts are $299, an additional $119 if expedited and delivered within three business days, and an additional fee not to exceed $179 if the unit or parcel is delinquent. The next update is due by July 1, 2027.
A detached Sandoval home needs one certificate (the master). An attached villa needs two (the master and the villa association). A Somerville unit needs up to three: the master, the Recreation Association and the section association. At the Department's current amounts:
Certificates | Clean | All expedited | All delinquent |
|---|---|---|---|
One | $299 | $299 + $119 = $418 | $299 + $179 = $478 |
Two | $598 | 2 × $418 = $836 | 2 × $478 = $956 |
Three | $897 | 3 × $418 = $1,254 | 3 × $478 = $1,434 |
These are caps, not quotes. Associations and their managers charge up to the cap, and the contract decides who bears the cost.
An association must issue the certificate within 10 business days of the request. It is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen. A certificate delivered on the tenth business day therefore lapses 30 days later, so request all three early enough that they are still valid on the closing date, and request them together so they expire together.
On the statutory condominium estoppel form, our Somerville guide reads line 8.f as the one that must disclose any capital contribution, resale fee or transfer fee, line 8.h as the one that discloses whether the association must approve a purchaser, and line 8.j as the one that lists every other association the unit belongs to. Read 8.j first: for a Somerville unit it should name the other two associations, and a certificate that does not is a reason to ask.
The Florida contract allocates the cost of association certificates, so we read that clause with you before you sign. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the buyer customarily pays to record the deed and the costs of a new mortgage; these are customs, not law, and the contract controls.
A Somerville at Sandoval owner pays three association layers, and the median of the recurring fees reported at 15 closings in the 12 months to September 25, 2026 was $7,848 a year, against $2,932 at 73 Sandoval single family closings and $7,862 at eight attached villa closings. The $4,916 gap between Somerville and a detached Sandoval home is the cost of attached housing, not a condominium penalty.
Data updated: October 2026 (Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fee fields on 96 Sandoval closings; the association's published master figures read October 7, 2026).
Layer | What it funds | How it is billed | What is published |
|---|---|---|---|
Master (Sandoval Community Association) | Club Sandoval, the Lagoon Pool, courts, gates, master lakes, bulk internet | Quarterly | $682.50 a quarter on the tier without landscaping, as published by the association, no effective date, read October 7, 2026 |
Recreation Association | The Somerville pool, Somerville Loop, driveways, lawns, landscaping and irrigation | Collected inside the section bill (section 4.9) | No standalone figure is published |
Section condominium association | Buildings, roofs, exteriors, master property insurance | Monthly | As reported at closings: $410 to $415 a month in Sections I to III, $500 in Section IV |
The association's page shows $682.50 a quarter for neighborhoods where landscaping is not included, which is $2,730.00 a year ($682.50 × 4), and $1,063.72 a quarter with landscaping. The page prints no effective date and its footer reads 2003 to 2025. Fee fields on 2026 closings cluster at about $683 and $733 a quarter on that tier, and the Sandoval single family median of $2,932 equals $733 × 4. Our reading is that the page shows an earlier schedule. We print the published figures as published and do not call them the 2026 budget; the estoppel certificate states the current amount.
Population (12 months to September 25, 2026) | Closings | Median total annual recurring fees |
|---|---|---|
Somerville at Sandoval condominiums | 15 (range $6,344 to $8,732) | $7,848 |
Sandoval attached villas | 8 | $7,862 |
Sandoval single family homes | 73 | $2,932 |
Somerville sits $4,916 above the single family median ($7,848 less $2,932) and $14 below the villas ($7,862 less $7,848). The villas are Chapter 720 homes, not condominiums, so the premium is what attached housing costs in this community. These are fees as entered at each closing across the 12-month window, not a rate card.
The section layer buys the buildings, the roofs, the exteriors and the master property insurance. Under section 718.111(11)(f) the association's policy covers the condominium property as originally installed and excludes the unit owner's personal property and items such as floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops and window treatments. The Recreation layer buys the pool, the roads, the driveways and the grounds. The master layer buys the amenities. A detached owner pays for the roof, the exterior and the building's insurance personally and never sees them on an association bill.
This sketch uses published or reported figures and shows its inputs. It is an illustration, not a quote and not a tax bill.
Item | Low | High | Input |
|---|---|---|---|
Master line | $2,730.00 | $2,932.00 | $682.50 × 4; $733 × 4 |
Section and Recreation fee | $4,920.00 | $4,980.00 | $410 × 12; $415 × 12 |
Association total | $7,650.00 | $7,912.00 | Sum of the two lines |
Estimated 2026 ad valorem tax, homesteaded | $3,259.21 | $3,259.21 | Worked in the tax section below |
Non ad valorem lines, 2025 Somerville bill | $596.59 | $596.59 | Lee County 2025 certified bill |
Citizens HO-6 average, Lee County | $1,356.00 | $1,356.00 | Citizens 2026 approved rates, not a quote |
Total per year | $12,864.15 | $13,126.15 | Sum |
Per month | $1,072.01 | $1,093.85 | Total ÷ 12 |
That is before the mortgage, flood insurance, utilities, electricity and tolls. The $7,848 median reported at closings sits inside the association range.
Section IV's two buildings hold 14 units that carry the fixed costs of two buildings, and both recent Section IV closings reported $8,732 a year. At $500 a month the condominium line is $6,000 ($500 × 12), and with a master line of $2,732 ($683 × 4) the sum is $8,732. Two closings are two closings, so treat the difference as a signal to check on the estoppel, not as a published rate.
At the Recreation layer, Bylaws section 6.5 provides that after turnover from developer control no special assessment may be levied unless approved by two thirds of the voting interests, and those votes are cast by the four section Representatives. At the section layer the process is set by the section's own declaration and bylaws. Nothing on the public record we could reach establishes how the June 2024 re-roof or the 2025 window program was funded, and this guide asserts neither reserves, insurance proceeds nor a special assessment. The estoppel certificate states whether any assessment is levied, and the association's budgets and resolutions answer the rest.
No dated first-party 2026 budget or rate card is public for the master line. The Recreation Association's standalone assessment, each section's budget and reserve schedule, and the effective date of the master's $4,000 reserve contribution are not published, and we print none of them. Each is settled by the estoppel package.
Ask for the three estoppel certificates, the three adopted budgets and reserve schedules, the section declaration, the financial statements, the building insurance declarations pages, the minutes of the last year of board meetings and any special assessment resolution. Put the delivery of each in the contract with a date.
Property tax on a Somerville at Sandoval unit is the Lee County ad valorem bill plus a short list of City of Cape Coral and Lee County non ad valorem assessments. For 2025 the certified millage for a Cape Coral parcel was 15.3806 mills, and the non ad valorem lines on a sampled homesteaded Somerville bill totaled $596.59.
Data updated: October 2026 (Lee County Property Appraiser exemption pages read October 7, 2026, and 2026 millage book printed October 9, 2026, read October 15, 2026; City of Cape Coral release dated October 6, 2026; Lee County 2025 certified bills read September 8, 2026).
The 2025 total of 15.3806 mills is the sum of 13 levies, including Lee County general revenue 3.7623, the two school levies 3.0710 and 2.2480, the City of Cape Coral 5.1471 and the City parks voted debt service 0.1608. For 2026 the City Council kept its operating rate at 5.1471 (City release, October 6, 2026), the School Board of Lee County adopted 5.271 mills against 5.319, and Lee County held its general rate at 3.7623 as reported. The Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, lists the 2026 total for district 057 as 15.3250 mills.
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. Applications are due by March 1 of the year the owner qualifies. 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, and 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, and a homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead (portability).
Assume a homesteaded unit assessed at $255,000 (the county sets its own assessment, so this is an illustration) and the 2026 rates above.
This is not a tax bill. The November bill governs.
Assessment line, 2025 certified bills | Detached Sandoval home | Somerville condominium | Difference |
|---|---|---|---|
City fire services assessment | $529.76 | $515.88 | $13.88 |
City solid waste assessment | $384.25 | not billed | $384.25 |
City stormwater | $62.40 | $62.40 | $0.00 |
Lee County solid waste | $36.56 | $18.31 | $18.25 |
Non ad valorem total | $1,012.97 | $596.59 | $416.38 |
The three differences add to the total: $384.25 + $18.25 + $13.88 = $416.38. These are two individual 2025 bills, one detached home assessed at $249,128 and one Somerville unit assessed at $249,356, both homesteaded, not community averages.
The City's solid waste assessment funds curbside service for residential property of four units or fewer. Cape Coral Code sections 9-65, 9-66 and 9-68 treat a building of five or more units as a large scale multi-family dwelling served by containerized franchise service, and every Somerville building holds six or eight units. So Somerville is served by containers billed to the association. A detached owner pays for trash on the tax bill. A Somerville owner pays for it inside the association fee. Different line, same trash.
The $416.38 tax difference runs against a $4,916 fee difference, a ratio of about 12 to 1 ($4,916 ÷ $416.38 = 11.8). Net, a Somerville unit costs about $4,500 more a year to carry than a detached Sandoval home ($4,916 less $416.38 = $4,499.62).
The City's assessments page still showed fiscal year 2026 as its newest column on October 7, 2026: stormwater $156.00 per equivalent residential unit, solid waste $384.25 per dwelling unit, and a fire service assessment of $349.32 per parcel plus $3.47 for each $5,000 of structure value. As reported, the Council raised stormwater to $163 for fiscal year 2027, kept solid waste at $384.25 and set the average single family fire assessment at $515.43, down from $540.17. The November 2026 bill is not yet issued.
Florida property taxes are for the calendar year and paid in arrears. Bills go out about November 1 and become delinquent April 1, so a closing prorates the year between seller and buyer. Paying early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, none in March (section 197.162). Because a change of ownership triggers reassessment, the seller's bill is not a guide to yours, which is what the section 689.261 disclosure says.
A proposed constitutional amendment, Amendment 3 (CS/HJR 1F), is on the November 3, 2026 ballot. 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, and cut the non-homestead cap from 10 percent to 5 percent. If passed, it would first show on August 2027 notices and November 2027 bills, and it does not replace Save Our Homes. It is not law today, and none of our figures assumes it.
Every Sandoval parcel is in Lee County taxing district 057, and neither of the two itemized 2025 bills nor any of the 69 villa bills carries a Community Development District line. A Somerville buyer carries no district debt service on the tax bill.
City of Cape Coral water, sewer and irrigation serve Sandoval, and Somerville's irrigation runs on reclaimed water by recorded covenant. Neither the 2025 Somerville bill nor the 2025 Sandoval single family bill carries a utilities extension assessment, and bulk internet reaches Somerville through the master assessment rather than the condominium fee.
Data updated: October 2026 (City of Cape Coral rate schedule effective October 1, 2026, read October 7, 2026; Lee County 2025 certified bills).
For a 5/8 inch meter, effective October 1, 2026, the City's water capacity charge is $25.36 a month, with a use charge per 1,000 gallons of $5.44 up to 5,000 gallons, $8.14 from 5,001 to 10,000, $10.86 from 10,001 to 15,000, $14.92 from 15,001 to 20,000 and $19.00 above 20,000. The wastewater capacity charge is $32.83 a month plus $12.85 per 1,000 gallons. At a stated 5,000 gallons of water and 5,000 gallons of wastewater a month: water $25.36 + 5 × $5.44 = $52.56, wastewater $32.83 + 5 × $12.85 = $97.08, together $149.64 a month or $1,795.68 a year. That is a stated-usage example, not a bill.
The City's flat irrigation charge of $13.40 a month is its schedule for single family and duplex service, and we have not verified how it applies to a Somerville unit. A year earlier the water capacity charge was $22.85 and the wastewater capacity charge $29.58, so each rose 11.0 percent on October 1, 2026.
Whether a Somerville unit has its own water meter or shares an account billed through the association is a question for the section documents and the seller, and we have not verified it. The City's account set-up schedule lists a $325.00 meter installation for a 5/8 inch meter, a $225.00 residential deposit and a $20.00 application fee, and whether any of them applies to a resale is for the utility to say.
A recorded covenant requires the neighborhood to be equipped with dual water lines, with underground irrigation connected to the non-potable line, so Somerville irrigates on reclaimed water by covenant. Another recorded covenant puts all electric, telephone, gas and other utility lines underground. The Recreation Association maintains the lawns, landscaping and irrigation equipment at Somerville owners' expense (section 7.2).
The City's ownership layer records water, sewer and irrigation at the Somerville parcels as a contribution in aid of construction, meaning the developer installed them and contributed them to the City. Neither 2025 bill carries a utilities extension, water, sewer or irrigation assessment. Where a special assessment does exist, the City says it is not a lien but a tax levy that transfers to the new owner if unpaid, and its free payoff request shows any balance on any parcel.
Trash is containerized franchise service billed to the association, and the collection day and hauler contract are not public. Internet is bundled into the master assessment, and in 2025 the association contracted a fiber provider to build fiber to the home; the association's documents page still carries an older speed description, so we print no speed. We have not verified the electric provider for Sandoval, and the title agent or the seller can confirm it.
Somerville at Sandoval, Villas at Sandoval and detached Sandoval homes are three ways to own inside one gate. A Somerville unit is a Chapter 718 condominium with three associations, a villa is a fee-simple attached home with two Chapter 720 associations, and a detached home has one. The table sets the recorded differences side by side.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fee fields; recorded instruments).
Line | Somerville at Sandoval | Villas at Sandoval | Detached Sandoval homes |
|---|---|---|---|
Homes on the county roll | 171 condominium units | 69 attached twin villas | 1,166 detached homes |
What you own | A condominium unit | A fee-simple platted lot with a one-story attached villa | A fee-simple platted lot |
Built | 2005 to 2008, Pulte Home Corporation | 2013 to 2017, Taylor Morrison of Florida, Inc. | 2005 to 2019 across Sandoval, median year built 2010 |
Size and layout | 2 bed, 2 bath, 1,345 to 1,725 sq ft county area | 2 bed, 2 bath, one story, 1,542 sq ft (1,550 on three) | Varies by plan |
Associations that bill | Three (master, Recreation, section) | Two (master, villa association) | One (master) |
Statutes | Chapter 718 plus two under Chapter 720 | Chapter 720, two associations | Chapter 720 |
County sales, 12 months to September 25, 2026 | 15 | 7 | 70 |
County median | $255,000 | $315,000 (median of the seven) | $392,500 |
County range | $212,500 to $320,000 | $295,000 to $339,000 | $288,000 to $780,000 |
County price per sq ft of heated area | $174.72 (12 months) | $207.85 (24 months, 10 sales) | $205.53 (12 months) |
Median recurring fees as reported at closings | $7,848 (15 closings) | $7,862 (8 closings) | $2,932 (73 closings) |
Roof and exterior | Section association | Villa association maintains the roofing and paints the exterior | Owner |
Leasing | 30-day minimum, no more than four leases in a calendar year | No more than two leases in 12 months, 90-day minimum, one-year maximum | Master 30-day minimum; the number of leases is set by each neighborhood's declaration |
Estoppel certificates | Up to three | Two | One |
Closing charges on the record | Master's $4,000 reserve contribution; section application fee reported at $150 | Master's $4,000; villa association's $1,000 capital assessment (recorded 2022) | Master's $4,000 |
Pre-closing statute | Section 718.503 package, 7-day right | Section 720.401 summary, 3-day right | Section 720.401 summary, 3-day right |
Milestone and reserve study | Not triggered, two stories | Not a condominium | Not a condominium |
Flood on the effective map | Ten buildings AE, twelve X shaded; FEMA LOMA removed all 22 | 47 villas AE and 22 X at the parcel point | Varies by lot; the 48 detached Anguilla homes are Zone X |
Somerville and the villas sit within $14 of each other on recurring fees ($7,848 and $7,862), and both sit about $4,900 above the detached median ($2,932). What that premium buys is the shared structure: roofs and exteriors that a detached owner pays for out of pocket. The villa fee is not a condominium fee, since the villas are Chapter 720 homes, and that is why we call the premium the cost of attached housing.
At Somerville the section association maintains and insures the building as originally installed. At the villas the villa association, by recorded covenant, maintains, repairs and replaces the roofing, paints the exterior and maintains its finish, and must carry 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 majority vote and assessed on the damaged buildings. A detached owner carries everything personally.
A Somerville unit may be leased for at least 30 days and no more than four times in a calendar year, entire units only. A villa may not be leased more than two times in any twelve-month period, for at least ninety consecutive days and no more than one year, under the recorded 2018 amendment; occupancy is limited to two persons per bedroom, and subleasing, room sharing and daily rentals are prohibited. For a detached home the master sets a 30-day minimum and a one-year maximum term, and the number of leases a year comes from each neighborhood's own declaration. Our Villas at Sandoval buyer guide covers the villa rules in full.
The Somerville buyer has the longest paper trail: up to three estoppel certificates ($897 at the Department's caps, clean), the condominium package and a seven-day right. The villa buyer has two certificates ($598) and the three-day summary. The detached buyer has one ($299) and the same summary. The master's $4,000 reserve contribution is published for all three.
Somerville's flood file is a single FEMA letter for all 22 buildings. The villas' file is lot by lot: 46 of the 69 lots straddle the AE and X line and only one lot is entirely in Zone X. A detached home's flood zone is a lot-level fact, and our Sandoval buyer guide covers it. No source states a surge depth, or its absence, at any Sandoval address.
The lines that usually decide a choice among the three are the monthly and annual carrying number, who maintains the roof, the number of vehicles the home can hold, the leasing rule, the number of documents and certificates in the transaction, and the price per square foot. The table is a description of homes and rules, and we run it with you on your own numbers.
Read our Somerville at Sandoval community guide, our Villas at Sandoval community guide, and the buyer guides for Villas at Sandoval and Sandoval.
Somerville at Sandoval's 12-month median of $255,000 on 15 sales sits between Coral Lakes at $275,000 and the Cape Coral condominium median of $210,000, and well below Sandoval's detached homes at $392,500 and Cape Royal at $620,000. The communities differ in product, so the table is a yardstick and not a like-for-like ranking.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis).
Community | Homes on the county roll | Sales in 12 months | Median | What differs |
|---|---|---|---|---|
Somerville at Sandoval | 171 condominium units | 15 | $255,000 | Chapter 718 condominium, three associations |
Villas at Sandoval | 69 attached villas | 7 | $315,000 (of the seven) | Fee-simple attached villas, two associations |
Sandoval, detached homes | 1,166 | 70 | $392,500 | One association |
Sandoval, all homes | 1,406 | 92 | $359,500 | Detached, villas and condominiums together |
Coral Lakes | 664 | 35 | $275,000 | Gated, lake and clubhouse, non-canal; 22 resales at $307,500 and an estimated 13 builder-direct at $249,990 |
Cape Royal | 439 | 25 | $620,000 | Nearby, in unincorporated Lee County; a public golf course with no membership requirement |
Bella Vida | 432 | 26 | $300,595 | Carries a Community Development District |
ZIP 33991 condominiums | not counted | 21 | $255,000 | Somerville's 15 sales are 15 of these 21 |
Six Cape Coral ZIP codes, condominiums | not counted | 535 | $210,000 | Citywide reference |
A median is a middle price for whatever mix of homes sold, and these communities do not sell the same mix. Somerville is an all-condominium sample; Sandoval's all-homes median blends three products. The builder-direct split at Coral Lakes is the tool's estimate. Use the table to see where each community's recorded sales cluster, and let a unit-by-unit comparison do the pricing.
Cape Royal is a nearby golf community in unincorporated Lee County, and its own association describes a public golf course with no membership requirement. There is no golf inside Sandoval at all. Our Cape Royal guide covers it.
Bella Vida carries a Community Development District with its own site and its own non ad valorem line on the tax bill. Sandoval has none, so a Somerville buyer carries three association bills but no district debt service. Our Bella Vida guide covers it.
Coral Lakes is a gated community with a resort pool, a separate lap pool and ball fields, and its median and its builder-direct split are in the table. Our Coral Lakes page covers it.
Across the six Cape Coral ZIP codes the county recorded 535 condominium sales in the same window at a $210,000 median, and 5,804 sales of homes and condominiums together at $365,000. Somerville's $255,000 sits above the citywide condominium median, and its 15 sales are 71.4 percent of the 21 condominium sales recorded in ZIP 33991 (15 ÷ 21).
Our comparison of Bonita Springs and Cape Coral sets out how the two cities differ, and our Cape Coral buyer guide covers the city as a whole.
A Somerville at Sandoval building has two true flood descriptions. On the map effective November 17, 2022, ten of the 22 buildings sit in Zone AE and twelve in Zone X shaded. FEMA's Letter of Map Amendment, case 23-04-5574A, dated August 8, 2023, then removed all 22 buildings and the pool house from the Special Flood Hazard Area.
Data updated: October 2026 (FEMA flood map panels 12071C0381G and 12071C0382G effective November 17, 2022; FEMA Letter of Map Amendment retrieved September 8, 2026; City of Cape Coral flood pages read October 7, 2026).
The effective panels are 12071C0381G and 12071C0382G. The Zone AE base flood elevation is 7.0 feet NAVD88. The amendment was granted because every structure was surveyed at or above that elevation, at lowest adjacent grades of 7.0 to 7.9 feet. In FEMA's words the federal mandatory flood insurance requirement does not apply, the lender has the option to continue the requirement to protect its financial risk on the loan, and a new flood map, if issued, supersedes the determination. Ask for the letter by its case number.
Somerville is not out of the flood zone in the sense that the map no longer shows it, and a lender may still require coverage. The surveyed margin over the base flood elevation is under one foot, so these buildings were surveyed at or above the elevation, not far above it. We state no per-building zone for any one address, because the assignments were made at a single point per building and a buyer should never rely on them for one unit.
No. The federal purchase requirement attaches to the building's location, and the 2022 Interagency Questions and Answers say it applies to loans secured by individual condominium units in multi-story complexes in a Special Flood Hazard Area (87 FR 32826). What an upstairs unit changes is the price of the owner's optional policy, because FEMA's rating method includes a floor of interest factor that assumes about twelve feet per floor. The association's building policy has no such factor.
The association form is the Residential Condominium Building Association Policy, which insures one building. With 22 buildings, Somerville needs 22 separate policies, and what each building carries is not on the public record. It covers the building and the improvements within the units, never an owner's contents, and it carries no loss assessment coverage; loss assessment coverage exists only on the unit owner's form and never covers the association's own deductible.
Since October 1, 2007 the lender benchmark has been 100 percent of replacement cost value or the number of units times $250,000, whichever is less. For an eight-unit building that second figure is 8 × $250,000 = $2,000,000, and for a six-unit building 6 × $250,000 = $1,500,000. The question for each building is whether its policy is written at that level, and an 80 percent policy can lead a lender to require a supplemental policy from the buyer. Get the declarations pages in the estoppel package.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010, worth a 25 percent flood insurance discount that 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 retains the 25 percent flood insurance discount. Which discount reaches a given policy is a question for the insurance agent who rates it, and we print no flood premium.
The City's rule is that an improvement or repair whose cost equals or exceeds 50 percent of the market value of the building before the work is a substantial improvement, and the building must then meet the flood rules for new construction. Market value for the test is the building only, land excluded, and an appraisal is required for condominiums. How the City applies the rule to Somerville after the 2023 amendment is a question for Cape Coral Floodplain Management.
Many elevation certificates are on the City's portal, and buildings from before 1993 may not have one on file. Separately, the seller owes the section 689.302 flood disclosure at or before the time the contract is executed. A flood zone on a map is not a determination for a unit; send any address question to the FEMA Map Service Center and the City.
Condominium insurance at Somerville at Sandoval comes in layers: the section association insures the buildings as originally installed, and the owner insures everything from the paint inward with an HO-6 policy. Citizens Property Insurance's 2026 approved rate changes report 801 Lee County HO-6 policies at an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent.
Data updated: October 2026 (Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County, read October 7, 2026; Citizens commercial lines bulletin of April 30, 2026, read September 8, 2026).
Under section 718.111(11)(f) the association's policy covers the condominium property as originally installed and excludes the unit owner's personal property and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets, countertops and window treatments. That is the cleanest statement of what the Somerville fee buys: the association insures the building as originally installed, and you insure everything from the paint inward. A detached owner carries all of it personally.
These are Citizens' own Lee County book, not the private market and not a quote.
Citizens 2026 approved rates, Lee County | Policies | Average before | Average after | Change |
|---|---|---|---|---|
Condominium unit owners, HO-6 | 801 | $1,459 | $1,356 | minus 7.0 percent |
Homeowners, HO-3 | 5,586 | $3,322 | $3,039 | minus 8.5 percent |
Homeowners wind-only, HW-2 | 1,219 | $4,550 | $4,279 | minus 5.9 percent |
All personal lines | 21,124 | $2,923 | $2,797 | minus 4.3 percent |
The averages carry different coverage amounts from any one Somerville unit, so ask for a quote on the unit.
Citizens' commercial lines bulletin of April 30, 2026 records approved statewide average rate changes for policies effective on or after July 1, 2026 of plus 7.7 percent for commercial residential multiperil condominium associations and plus 14.1 percent for commercial residential wind-only. Those changes reach owners through the association's budget, which is one reason the budget is the document to read.
Florida requires wind mitigation credits in residential rate filings, and roof covering and opening protection are the two largest credit categories. Those are the two things Somerville's associations replaced in 2024 and 2025. Whether the credits have been applied to the association's policy is not on any public record, so it is a question, not a saving. Ask for the association's current Uniform Mitigation Verification Inspection form (OIR-B1-1802), which is valid for five years absent material changes, and the master policy declarations page. The buildings were permitted between 2005 and 2008, after the 2001 Florida Building Code took effect on March 1, 2002, which points the same way for a homeowner's own policy.
Ask for the declarations page of each of the 22 buildings, the deductibles for wind and flood, the limit as a percentage of replacement cost, the date of the last appraisal, whether loss assessment coverage is recommended for owners, and whether the association has applied for any state grant program. Ask your own agent for an HO-6 quote with your intended Coverage A and Coverage C elections.
We print Citizens' published figures with their source and we print no premium range for a Somerville unit, because no public source states one for a specific unit and a computed average would mislead.
Lenders review a condominium association as well as the borrower, typically looking at owner occupancy, delinquency rates, reserves, litigation and insurance adequacy. Somerville at Sandoval's recorded advantages are new roofs, new windows and doors and no milestone or reserve study requirement; the open questions are the reserve position and the flood policy limits.
Data updated: October 2026 (Florida Statutes sections 201.08 and 199.133, 2026 edition, read October 7, 2026).
A lender's condominium review is the lender's own, so we ask each lender for its written project requirements before the inspection period runs, and we ask whether the lender will accept the association's answers on its questionnaire. FHA and VA programs each keep their own project-level requirements, and a conventional lender keeps its own. We do not print a program's approval status for Somerville because it changes and the lender states it.
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). With an 80 percent loan on a $255,000 price:
The federal purchase requirement attaches to the building in a Special Flood Hazard Area, and FEMA's amendment removed these buildings from it, but the letter says in its own words that a lender may continue the requirement. If a lender does, it will look at whether the association's policy meets the benchmark above. Raise this with the lender before you remove your inspection contingency, not after.
No county figure for the cash share of Cape Coral sales exists, and we print none. A cash buyer skips the lender's review but not the association's documents, the estoppel certificates or the cancellation periods.
Freddie Mac publishes its Primary Mortgage Market Survey weekly, and we print no rate here because a rate on a page is stale by the time you read it. Ask for a current written estimate from a lender and compare at least two.
The lender sends the association a questionnaire, and the manager answers it. Ask the manager how long that takes and whether a fee applies, because it can sit inside your closing timeline. We print no fee for it because no dated first-party document sets one.
Neither Florida's milestone inspection requirement nor its structural integrity reserve study requirement applies to Somerville at Sandoval, because both switch on at three habitable stories and its 22 buildings are two stories. That does not mean no reserves: each section's budget and reserve schedule show what it sets aside for roofs, painting and paving.
Data updated: October 2026 (Florida Statutes sections 553.899 and 718.112, 2026 edition, read October 7, 2026; Lee County Property Appraiser cost cards and City of Cape Coral permits read September 8, 2026).
Section 553.899 requires a milestone inspection of a condominium or cooperative building of three or more habitable stories by December 31 of the year the building reaches 30 years of age (a local agency may require it at 25 years where conditions such as nearness to salt water justify it) and every 10 years after, with phase one due within 180 days of the notice, paid by the association. Section 718.112(2)(g) requires a structural integrity reserve study for each building of three or more habitable stories at least every 10 years. Associations existing on or before July 1, 2022 and controlled by unit owners had to complete the first by December 31, 2025.
Three independent records show two stories. Lee County classifies every one of the 170 retrievable Somerville cost cards as a low-rise condominium of one to three floors, with each unit on floor 1 or floor 2 and nothing above. When the association replaced the windows and doors in 2025, the City issued permits described as "1ST FLOOR" and "2ND FLOOR", and a third story would have needed a third. And the 2005 survey in the recorded Declaration shows eight-unit buildings 77 feet by 150 feet, which is 37.5 feet a stack across four stacks (150 ÷ 4), and a six-unit building 77 feet by 116 feet, which is 38.7 feet a stack across three (116 ÷ 3).
Not needing a study is not the same as having no reserves. For budgets adopted on or after December 31, 2024, section 718.112(2)(f) bars members of an association that must obtain a structural integrity reserve study from voting to waive or reduce reserves for the items the study covers. Somerville's sections are outside the study requirement, so their budgets show whether reserves were funded or reduced, and a thin reserve line is how a two-story condominium can arrive under-reserved. The budget tells you which way this association went.
The driveways and Somerville Loop belong to the Recreation Association, a Chapter 720 association, where section 720.303(6) makes reserves opt-in and the association's Bylaws section 6.3 says the budget may include reserve accounts. Whether the Recreation Association funds a paving reserve is not on any public record, and we assert neither answer. It is a question to put in writing.
Ask for each association's adopted budget, its reserve schedule, its latest financial statement, and the minutes of the last year of meetings. Section 718.503 entitles you to the budget and the financial statement before closing, at the seller's expense.
The Somerville at Sandoval associations re-roofed all 22 buildings, the pool house and the mail kiosk in June 2024 at a declared $2,361,672.59, and began replacing windows and doors on every building in September 2025 at about $2,190,250 across 45 permits, per City of Cape Coral permit records read September 8, 2026. That is about $4.55 million of envelope work.
Data updated: October 2026 (City of Cape Coral EnerGov permit records read September 8, 2026).
The tile-to-tile re-roof was applied from June 21 to 26, 2024 and finalized between February and March 2025. A typical building came in at a declared $104,337.96, the pool house at $13,349.86 and the mail kiosk at $4,069.65. The roof is locked in by covenant: the 2004 Supplemental Declaration requires flat concrete tile on a minimum 4:12 slope, and section 9.8 of the Declaration says the color of the roof tile shall not be changed nor other roofing materials or styles substituted.
The replacement began September 12, 2025 and ran through mid-December 2025 as 45 building-level permits covering all 22 buildings, typically two a building (one for each floor), at declared valuations of $20,000 to $52,000 each, for a building-level total of about $2,190,250. Several permits were still open on September 8, 2026. The two programs together are $2,361,672.59 + $2,190,250 = $4,551,922.59, or about $4.55 million.
Nothing on the public record establishes whether either program was funded by reserves, insurance proceeds or a special assessment, and this guide asserts none of the three. The budgets, reserve schedules and any special assessment resolution are in the estoppel package, and the answer belongs in your file before you remove your contingency.
Somerville pulled no roof permits in 2022 or 2023, and a City-wide keyword search for substantial damage returned 107 records, none at a Somerville address. That is a portal index result, not a records custodian result, so the correct statement is that the City's public permit and code records show none, not that none exist. The June 2024 re-roof is equally consistent with scheduled replacement and with delayed storm repair, so it is not evidence that Somerville was undamaged.
Of 141 code cases at Somerville Loop addresses, 136 are closed, three closed and complied, one closed as a duplicate and one closed under a new owner; zero are open and zero are at lien status. Eighty-nine were routine fire department inspections, mostly 2014 to 2021, and 41 were foreclosure registrations, all 2010 to 2021. Only four post-date Hurricane Ian, and all four closed without escalation.
The City's EnerGov portal lets anyone search permit history for an address without an account. We pull the permits for any unit you name, and we compare them with the section's records so that an open permit, an unpermitted change or a missing final does not surprise you at closing.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm, and the National Hurricane Center puts maximum inundation at 6 to 9 feet above ground in Pine Island, Cape Coral and other communities at the Caloosahatchee River mouth. No source states a surge depth, or its absence, at a Sandoval address.
Data updated: October 2026 (National Hurricane Center Tropical Cyclone Report, Hurricane Ian, read October 7, 2026; City of Cape Coral evacuation layer as carried from our Somerville guide).
The report records Ian's landfall at 130 knots after peaking at 140 knots that morning. It records at least 156 deaths in the United States, 66 of them direct, with storm surge killing 41 people, 36 of them in Lee County, and damage estimated at $112.9 billion, $109.5 billion of it in Florida. In Lee County at least 52,514 structures were affected, of which 5,369 were destroyed and 14,245 had major damage. That is a county figure, not a Cape Coral one.
The 7.26 feet often quoted for Cape Coral is the tide gauge near downtown Fort Myers, not a Cape Coral reading. The two sensors in Matlacha and Cape Coral were lost or destroyed, and no reliable surface wind observation exists for the area where the eyewall came ashore, so we print no wind speed or gust at Cape Coral. We print no count of damaged structures or seawalls for Cape Coral, because none was found.
The City's evacuation layer places the Sandoval community address in the Central Cape area, evacuation level B, county zone B2, surge zone 2, as carried from our Somerville guide in September 2026. Confirm the zone for your address on the county's Know Your Zone tool before a storm season.
Hurricane shutters are the storm protection the governing documents contemplate, with the section association setting the specification subject to the master's review. The City's permit record shows 13 shutter and awning permits and 15 unit-level window and door permits at Somerville Loop addresses after Ian, in addition to the building-level programs.
Ask for the claim history in the minutes, the flood and wind deductibles, the building's last roof and window permits, and the seller's section 689.302 flood disclosure, which covers known flooding and insurance claims during the seller's ownership.
Somerville at Sandoval allows leasing of entire units for at least 30 days and no more than four leases in a calendar year, recorded twice: in Declaration section 12.2 and in the 2004 Supplemental Declaration, Article IV.A.3. Nightly and weekly rental is not possible, and an owner's own pool and parking rights are suspended during a lease.
Data updated: October 2026 (recorded Declaration CFN 2005000155773 and Supplemental Declaration INSTR 6576636; Sandoval Community Association documents page read October 7, 2026).
Section 12.2 of the Declaration reads: "Only entire Units may be leased. The minimum leasing period is 30 days and no Unit may be leased more than 4 times in any 1 calendar year." Article IV.A.3 of the Supplemental Declaration, recorded five years earlier, reads: "A minimum lease term of 30 days is required to lease a Dwelling in this Neighborhood. No Dwelling shall be leased more than four (4) times per calendar year." The Declaration adds that no unit may be used on a time-share basis and that the use of a unit as a public lodging establishment is a business or trade use.
Section 6.1(C) provides that an owner who leases a unit is presumed to have delegated the owner's easements and rights to use the Recreation Association Common Area to the tenant, and that the owner's right to use it is suspended during the lease, except for temporary ingress and egress to inspect the unit, to prohibit dual usage of the recreation and parking facilities. While your Somerville unit is leased, you lose the pool and the parking rights that go with the unit.
The Sandoval Community Association's documents page states that a completed rental application, the lease signed by both parties and a $100 processing fee must be submitted no less than fifteen days before occupancy, and notification from Sandoval must be received before occupancy. The master's minimum term is also 30 days, and applicants must adhere to the leasing restrictions of each neighborhood. Tenants buy their own identification cards at $11 and vehicle stickers at $15 each. The page prints no effective date for these fees, and it states that Sandoval has no association application process for new buyers.
The four section declarations were not read for this guide, so the section documents may add to these rules. Eleven of the 15 MLS closings in the 12 months to September 25, 2026 reported a $150 application fee, and the Department's notice states that condominium transfer fees are currently $150 per applicant. Whether your section must approve a purchaser or tenant, and so whether that fee applies, is a question for the section declaration and for line 8.h of the estoppel.
Villas at Sandoval follow a different recorded rule: no more than two leases in any twelve-month period, for at least ninety consecutive days, under a 2018 amendment. The two products are not interchangeable for anyone underwriting a rental.
The four numbers that decide a rental model are the 30-day floor, the four-lease annual cap, the master's $100 fee and fifteen-day lead time, and the suspension of the owner's amenity rights during a lease. We describe the rules and give no tax advice; a Florida CPA answers how rent and association fees are treated for your return.
The recorded Declaration allows dogs, cats and other usual household pets in reasonable numbers with no numeric cap or weight limit, caps parking at two vehicles per unit, and fixes the roof tile and its color. A stricter section rule that does not conflict still binds an owner, and the section declarations were not read for this guide.
Data updated: October 2026 (recorded Declaration CFN 2005000155773 and Supplemental Declaration INSTR 6576636).
Section 9.6 permits dogs, cats and other usual and non-exotic household pets in reasonable numbers, excludes pit bulls, wolf hybrids and other dogs prone to or exhibiting aggressive behavior, bars commercial breeding, requires animals to be contained on the owner's parcel and carried or on a hand-held leash outside it, and requires immediate pickup of solid waste. The board may order the permanent removal of a pet that becomes an unreasonable source of annoyance. Somerville's own tract is small, so dog parks and the Esplanade are master amenities with their own leash rules.
Section 9.7(E) reads: "Units may not park more than 2 vehicles on a permanent basis." Owners and their families may not park in areas designated for guests, and parking on association roadways is prohibited. Section 9.7(A) puts the driveway in front of each garage in the Recreation Association Common Area, assigned to the unit by easement. Recreational vehicles and boats may sit in a driveway for no more than 24 hours while loading and unloading, and not more than twice a month. The Recreation Association may order towing under section 9.7(D), and commercial vendor vehicles may not stay more than 12 hours unless actively in use for construction, repair or grounds maintenance.
Section 9.7(A) names the items that must be kept in the garage: security company vehicles, inoperable vehicles, golf carts, all terrain vehicles, ambulances, hearses, motorcycles, motorbikes, bicycles, watercraft, aircraft, house trailers, camping trailers, other trailers, vehicles with commercial markings or racks or tools in the bed, and tractors. With a 203 to 274 square foot garage and one driveway space, the garage is working space.
The Supplemental Declaration fixes the roof at flat concrete tile on a minimum 4:12 slope, section 9.8 bars changing the tile color or substituting materials, section 9.12 prohibits window and wall air conditioning units, and section 9.13 contemplates hurricane shutters with the section setting the specification. Garbage containers must be screened by a recorded covenant, and the Supplemental Declaration requires mailbox design and location to follow the Sandoval guidelines for multi-family communities.
Section 9.1 permits business activity inside a unit only where it is not apparent or detectable by sight, sound or smell from outside, conforms to zoning, involves only telephone calls and correspondence, brings no non-residents into Somerville and no door-to-door solicitation, and is consistent with residential character.
Section 9.2 requires written consent before any sign is erected, including realtor signs, and the master publishes a realty sign specification. For an open house, the master's page states that the resident must give the realtor access to the community and add the open house to the resident's guest platform.
Somerville at Sandoval owns one amenity and shares the rest. Inside Somerville there is a swimming pool and a single-story building the county records at 1,008 square feet with 234 heated, funded by Somerville's owners alone. Everything else, from Club Sandoval to the courts to Calypso Lake, comes through the Sandoval master assessment that every Somerville owner also pays.
Data updated: October 2026 (Lee County Property Appraiser parcel records read September 8, 2026; Sandoval Community Association amenity pages read August and September 2026; recorded Declaration).
The Recreation Association's tract is 13.53 acres, but the county codes its land use as right of way, and it holds Somerville Loop, the driveways, the landscaped ground and the pool site. The pool building was built in 2006. There is no clubhouse, fitness room, meeting room or social room inside Somerville. Whether the pool water is heated, its dimensions and whether a spa exists are not established by any current record, so we state none.
Every owner of a parcel in Somerville, their family in residence, their tenants, guests and invitees hold a perpetual easement over the Recreation Association Common Area under section 6.1, and the declaration puts the entire cost of running it on Somerville's owners. The rest of Sandoval does not pay for it and holds no easement over it. The pool rules are posted on signs and kept in the Recreation Association's rules and regulations, and hours and guest limits are not in a public document.
Club Sandoval is two buildings of 11,944 square feet, 8,945 of it air-conditioned, built in 2006 and 2021 on a 7.49 acre tract. The master's amenities include the Lagoon Pool with a waterslide and a children's splash feature, a fitness center, three tennis courts, four dedicated pickleball courts plus one tennis court convertible to two more, two bocce courts, basketball, sand volleyball, shuffleboard, horseshoes, disc golf, two dog parks, a resident-designed playground, a fishing pier on Calypso Lake, Calypso Park on a 3.88 acre tract and the Esplanade, a linear park about two miles long. Access is by resident identification card.
Somerville has no tennis court, pickleball court, bocce court, basketball court, playground, dog park, fishing pier or fitness equipment of its own; all of those are master amenities across the community.
Sandoval has no golf course, no marina and no boat ramp. The recorded Use Restrictions 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. The community counts 20 lakes, and Calypso Lake is 22.51 acres on the county record.
Sandoval has named gates at Veterans Memorial Parkway and Pine Island Road, and residents register guests through a resident-managed platform. Whether the gates are staffed, virtual or hybrid, their hours and whether Somerville has an entry gate of its own are not established by any source we could reach. Amenity access is by resident identification card, 7 a.m. to 7 p.m. at the master's facilities, and tenants buy their own cards at $11 and vehicle stickers at $15 each.
Internet is bundled into the master assessment. The association contracted fiber to the home in 2025, and its documents page still reads with an older description, so we print no speed. The provider's terms and which association holds the contract are settled by the adopted budget.
A Somerville at Sandoval address sits in Lee County's Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3. The School District of Lee County assigns a pool of schools through its Student Enrollment Plan 2026-2027, so these are choice pools your application ranks, not one assigned school.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027, approved December 1, 2025; Florida Department of Education school grades for 2025-26; distances computed September 8, 2026).
Level | Zone | Schools in the pool |
|---|---|---|
Elementary | Proximity Zone A | Hector A. Cafferata Jr. K-8, Patriot Elementary, Skyline Elementary, Trafalgar Elementary |
Middle | Proximity Zone BB | Gulf Middle, Trafalgar Middle |
High | West Zone, sub-zone 3 | Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High, North Fort Myers High |
These are straight-line miles from the Somerville tract center, computed September 8, 2026 from Census-geocoded school addresses, not drive times: Trafalgar Elementary 1.11, Trafalgar Middle 1.22, Ida S. Baker High 1.79 and Gulf Middle 1.96. Both Zone BB middle schools sit within two miles. By route, the OpenStreetMap-based engine gives 1.8 miles to Trafalgar Elementary, 1.9 to Trafalgar Middle and 2.6 to Ida S. Baker High.
The 2025-26 school grades are: Trafalgar Elementary A, Patriot Elementary C, Skyline Elementary C and Hector A. Cafferata Jr. K-8 B; Trafalgar Middle A and Gulf Middle A; Cape Coral High B, Ida S. Baker High B, Mariner High C, Island Coast High C and North Fort Myers High A. We report the grades as published and do not rate any school.
Since the 2023 to 2024 school year, elementary and middle placement runs on a proximity plan under which families rank a pool of schools during an annual open enrollment window. Open enrollment for 2026 to 2027 began online on January 20, 2026. Confirm assignment for a specific address with the district, because any page that names your school for you is wrong.
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 own page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity.
The nearest private school we identified is Cape Coral Christian School, about 3.92 miles from Somerville in a straight line. We did not verify its accreditation or enrollment. The Florida Department of Education's private school directory filtered to Lee County is the route for a full list.
Daily life in Somerville at Sandoval happens on one street. Somerville Loop is the only road in the neighborhood, it carries all 22 buildings, the pool sits near the entry, and every unit has one attached garage and one assigned driveway space. Trash, lawns, mail and the gate each follow a recorded or documented arrangement worth knowing before you offer.
Data updated: October 2026 (recorded Declaration; City of Cape Coral solid waste records read September 8, 2026; route miles computed October 7, 2026).
Buildings 1 to 7 run ascending along the loop and buildings 8 to 22 descend, with the Recreation Association's pool tract between the first two buildings at the front. Every building has its own street address on Somerville Loop and there is no second street.
Somerville is on containerized franchise collection billed to the association, not on the City's curbside route. Ten sampled Somerville Loop addresses and the recreation tract returned no feature against the City's solid waste routes layer, while two in-community controls returned the curbside route. The collection day and hauler contract are not public.
A mail kiosk structure exists inside Somerville, and the association re-roofed it in June 2024. The 2004 Supplemental Declaration requires mailbox design and location to follow the Sandoval guidelines for multi-family communities. The permit record does not establish the postal delivery mode, and the association office settles it quickly.
Section 7.2 puts the lawns, landscaping and irrigation equipment, in their original condition as installed by the developer, on the Recreation Association at the expense of the parcel owners as a common expense, with a perpetual easement across every parcel to do the work (section 6.6). That is why Somerville sits on the master's cheaper dues tier: it does not buy landscaping from the master.
The Shops at Surfside grocery is 0.6 route miles from the Somerville tract and Club Sandoval is 1.1. Cape Coral Hospital is 8.1 route miles and downtown Fort Myers 13.5.
From the Somerville at Sandoval tract, Cape Coral City Hall is 6.7 route miles, downtown Fort Myers is 13.5, Southwest Florida International Airport is 24.7 and Fort Myers Beach is 18.7. These are driving-profile route miles computed October 7, 2026 on the OpenStreetMap network, and we state miles only, no travel time.
Data updated: October 2026 (route miles computed October 7, 2026 with the public OSRM engine; destinations geocoded with the U.S. Census Bureau geocoder).
Destination | Route miles |
|---|---|
Shops at Surfside grocery | 0.6 |
Club Sandoval | 1.1 |
Trafalgar Elementary | 1.8 |
Trafalgar Middle | 1.9 |
Ida S. Baker High | 2.6 |
Cape Coral City Hall | 6.7 |
Cape Coral Hospital | 8.1 |
Downtown Fort Myers (City Hall) | 13.5 |
Gulf Coast Medical Center | 15.4 |
Fort Myers Beach (Lynn Hall Memorial Park) | 18.7 |
Punta Gorda (City Hall) | 24.5 |
Sanibel (City Hall) | 24.6 |
Southwest Florida International Airport terminal | 24.7 |
Naples (City Hall) | 51.7 |
The Cape Coral Bridge and Midpoint Memorial Bridge toll for a two-axle vehicle is $2.00 with a transponder or prepaid account and $5.00 pay-by-plate. Toll trips are charged only from Fort Myers to Cape Coral or Sanibel, so the drive from Cape Coral toward Fort Myers is not tolled. LeeWay's yearly programs run November 1 to October 31: unlimited trips are $330 a year or $200 for six months. One tolled crossing each working day at $2.00 for 250 days is $500 a year ($2.00 × 250), against $330 for the unlimited program.
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. The finished bridge goes from two lanes each way to three plus a shared-use path, and four lanes stay open during construction. We print no cost and no completion date, because published cost figures range widely.
Nothing adjacent to Somerville at Sandoval is being built or rezoned in a way that changes the setting. The parcels are zoned RML, Residential Multi-Family Low, with a Multiple Family Residential future land use and no planned development overlay within half a mile, as confirmed by point queries across county and city services on September 8, 2026.
Data updated: October 2026 (Lee County and City of Cape Coral GIS services and the City's proposed development layer, read September 8, 2026).
Within an 805 meter buffer the surrounding zoning is 24 single family residential polygons, four commercial, two residential multi-family low including Somerville, one agricultural and one professional office. No proposed development project, plat, rezoning, variance or hearing case sits on any Somerville parcel, and there is no vacant land inside Tract 100 on which the neighborhood could grow.
The live items within half a mile are a replat and a street vacation to realign a lane at the Surfside shops, a design deviation approved November 18, 2025 for the same realignment, and a Lee Health outpatient expansion on Surfside Boulevard whose approval expired in 2022. The nearest large undeveloped multifamily tract had its planned development project withdrawn in 2018.
Cape Coral Grove, a 131 acre mixed-use town center the City lists on SW Pine Island Road, is 1.6 route miles from Anguilla Drive in the Villas at Sandoval (read September 12, 2026). The Cape Coral Bridge replacement is covered above.
We find you the right Somerville at Sandoval unit by starting from the county's 15 recorded sales and the documents that matter, then matching a unit's section, floor class and size to what you want to own. With about 9 percent of units sold each year (15 of 171 in the latest 12 months), we watch every new listing and call listing agents.
We start with which of the 15 recent sales are comparable to a unit you like: the same size class, the same section, a similar year built. That tells you in an hour whether an asking price is inside the recorded band of $212,500 to $320,000 or outside it.
We order the three estoppel certificates and the section declaration for any unit you shortlist, and we read the lines that matter before you spend on an inspection.
Some Somerville units change hands before they reach public portals. We tell listing agents what you are looking for, so a unit that matches reaches you early. We do not promise inventory that does not exist: with 15 recorded sales in 12 months, patience is part of the plan.
We check the rules against what you plan to do with the unit: the vehicle count, the pets, the leasing plan, the garage storage and the section's approval process.
We negotiate for you from the county's recorded sales, not from a listing sheet. Somerville's recorded median is $255,000, the recorded range is $212,500 to $320,000, and the Southwest Florida MLS pull of October 10, 2026 shows a median sale-to-list ratio of 95.9 percent across 15 closings in the same 12 months. What matters in any one deal is which of the 15 sales your unit resembles.
Compare like with like: ground-size units against ground-size units (a $249,000 median on nine sales) and upper-size against upper-size ($271,000 on six). A section and year built matter too, since Section IV is a different product.
A sale-to-list ratio of 95.9 percent, the median across the 15 closings in the 12 months to September 25, 2026 (pulled October 10, 2026), implies a $244,545 sale on a $255,000 list ($255,000 × 0.959). That is a dated description of 15 closings, not a prediction for your unit.
The median of 87 days on market in the October 10, 2026 pull hides two units that took 442 and 624 days. Pricing off a portal estimate or a marketing square footage is how a unit sits.
We negotiate the inspection period, the delivery date of the estoppel certificates and the condominium package, the cost of the certificates, the master's $4,000 reserve contribution and any section application fee, the closing date, and a written statement of any special assessment. The 2024 roofs and 2025 windows are already in place, which leaves the budgets, reserves and insurance as the open items.
If the estoppel shows an unpaid assessment you cannot price, if the section declaration prohibits something you need, or if the building's flood policy is written below the lender's benchmark and the lender will not budge, we tell you plainly and help you use the cancellation periods.
A Somerville buyer in Lee County customarily pays to record the deed and the costs of a new mortgage, while the seller customarily pays the documentary stamps on the deed and the owner's title policy; the contract controls. At a $255,000 price with an 80 percent loan, the statutory items for the buyer total $1,140.50, plus the down payment.
Data updated: October 2026 (Florida Statutes 201.02, 201.08, 199.133 and 28.24, 2026 edition, read October 7, 2026; Lee County customs per our cost-of-selling file).
In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, while the buyer customarily pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls.
Documentary stamp tax on a deed is 70 cents for each $100 of the price. At $255,000: $255,000 ÷ $100 × $0.70 = $1,785.00. The owner's title premium is set by state rule at $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000, so at $255,000: $575.00 + 155 × $5.00 = $1,350.00, an estimate before any credit a title company applies.
Recording a deed costs $10.00 for the first page and $8.50 for each further page, so a two-page deed records for $18.50 (section 28.24). The new mortgage carries stamps of $714.00 and intangible tax of $408.00 on a $204,000 loan, as worked above.
The master publishes a $4,000 reserve contribution payable to the association at a resale closing, with no effective date. Twelve of the 15 Somerville MLS closings in the 12 months to September 25, 2026 reported a $4,000 transfer fee, one reported $3,000 and two reported none, and 11 reported a $150 application fee. The estoppel certificates are up to $897 at the Department's caps. The contract and the closing statement say who bears each charge.
Item | Amount | Input |
|---|---|---|
Down payment at 20 percent | $51,000.00 | $255,000 × 0.20 |
Mortgage stamps | $714.00 | $204,000 ÷ $100 × $0.35 |
Intangible tax | $408.00 | $204,000 ÷ $1,000 × $2 |
Recording the deed | $18.50 | Two pages |
Statutory subtotal | $52,140.50 | Sum |
Master reserve contribution, if charged to the buyer | $4,000.00 | Published by the association |
Section application fee, if charged | $150.00 | Reported at nine closings |
Subtotal with both | $56,290.50 | Sum |
We print no figure for a title search, a closing or settlement fee, a lien search fee, an inspection, a survey or a lender's fees, because no dated first-party document sets one.
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 a home, in person or by live virtual tour. 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 a Florida statute: chapter 475 does not require a buyer agreement before a showing. We explain the agreement before the first tour, and our single-agent form is the Florida Realtors Exclusive Buyer Brokerage Agreement (EBBA-8sa), linked in the documents list.
Florida presumes a licensee acts as a transaction broker unless a single agent relationship or no brokerage relationship is set in writing, and a licensee may not act as a dual agent (section 475.278).
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 one off the service, and seller concessions may still be listed.
We print no commission rate, because compensation is negotiable and no dated first-party document sets one. The agreement states what you will owe and how a seller's offer, if any, offsets it.
Somerville at Sandoval trades money for maintenance. The recorded documents and the county record show new roofs, new windows and doors, no milestone or reserve study trigger and no Community Development District, set against a recurring fee about $4,900 a year above a detached Sandoval home and a two-vehicle cap. Each point below is a described fact, not a verdict.
If you are also selling a Florida home to buy in Somerville, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the document and cancellation periods, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
If you are moving within the neighborhood, start with a free Somerville at Sandoval home valuation built on the county's recorded sales. When you are ready to list, our guide to selling your home in Somerville at Sandoval explains how we price a unit against the other recent sales. Call Jesse direct at (239) 898-6072.
A seven-day cancellation right on one side and your own sale on the other can overlap. We map both before you sign, so the estoppel certificates, the condominium package and your own closing date line up.
For a home in another Cape Coral neighborhood, start with our Cape Coral buyer guide and our Cape Coral hub.
A custom Somerville at Sandoval listing alert tells you about the right unit the day it reaches the market. With about 15 recorded sales a year, the buyers who see a correctly priced unit first are the ones who get to tour it and write the first offer.
Price and bedrooms are the least useful filters in Somerville, because every unit has two bedrooms. The ones that matter are the section, the floor class and size (1,345 to 1,392 on the ground, 1,650 to 1,725 upstairs), year built, and whether the unit is in Section IV.
Tell us your criteria and we will build the saved search and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873 or see how we represent buyers.
The Somerville at Sandoval buyer consultation is a working session, not a sales meeting: we take your annual carrying number, compare units against the 15 recorded sales, flag the documents that need a closer look, and give you the document list for the units you like. There is no charge and no obligation.
An annual carrying-cost model with the three association layers separated from the mortgage; the recorded comparables for the units you are considering; the flood letter by its case number; and an estimate of your cash to close from the statutory figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, how many vehicles you will bring, whether you plan to lease the unit, and which size class you want.
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.
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 Somerville transactions unless the client says so, and we do not display an aggregate rating.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
★★★★★ "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
These are the Somerville questions a buyer will ask that no public primary source we could read 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 questions below are the ones Somerville buyers ask us most, from what Somerville is and who governs it to what the documents, fees, flood file and insurance look like. 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; Florida Statutes, 2026 edition; Florida DBPR notice of estoppel certificate fees; FEMA; read October 7, 2026 unless dated; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
Somerville at Sandoval is a neighborhood of 172 recorded condominium units in 22 two-story buildings on Somerville Loop, inside the gated Sandoval community in Cape Coral, Florida 33991. Pulte Home Corporation built it from 2005 to 2008 on Tract 100 of the Sandoval Phase 1 plat. Our community guide covers its history and floor plans.
No. A Somerville buyer takes on a Chapter 718 condominium unit and three associations (the master, the Recreation Association and a section association), while a Sandoval house buyer takes on one. The disclosure package, the estoppel count, the insurance and the trash arrangement all differ.
There are 172 recorded units in 22 buildings, 20 of eight units and two of six, and the county roll carries 171 of the units. The buildings are two stories and every unit is a single level, with 85 of 170 retrievable cost cards on the ground floor and 85 upstairs. There is no elevator.
Pulte Home Corporation built it from 2005 to 2008. Sections I to III date from 2005 and 2006, and Section IV, buildings 8 and 9, from 2008. The master developer was the Bonita Bay Group's Cape Coral Development Associates, LLC.
Three: the Sandoval Community Association, the Somerville at Sandoval Recreation Association and the owner's section condominium association (Section I, II, III or IV). Two are Chapter 720 corporations and one is a Chapter 718 corporation, and the Recreation Association assessment is collected inside the section bill.
The median of the total recurring association fees reported at 15 closings in the 12 months to September 25, 2026 was $7,848 a year, in a range of $6,344 to $8,732. That is fees as entered at each closing, not a rate card, and the estoppel certificate states the current amounts. The association's published master line is $682.50 a quarter, as published with no effective date.
Because Somerville is attached housing. The median for Sandoval single family closings was $2,932 (73 closings) and for attached villas $7,862 (eight closings), within $14 of Somerville. The premium buys shared structure, such as roofs and exteriors, that a detached owner pays for personally.
The section layer covers the buildings, roofs, exteriors and master property insurance. The Recreation Association covers the pool, the road, the driveways, the lawns, landscaping and irrigation. The master covers Club Sandoval, the Lagoon Pool, the courts, the gates, the lakes and bulk internet.
Both, on different layers. Closings reported a monthly condominium fee alongside a quarterly master line. Confirm the live schedule on the estoppel certificates.
Yes, each association adopts its own budget, and the recorded Somerville instruments set no cap on the regular assessment. What they limit is a Recreation Association special assessment, which needs two thirds of the voting interests after turnover (Bylaws section 6.5).
Unpaid Recreation Association assessments become a continuing lien on the parcel, ranked above the section association's lien, with remedies starting ten days after a due date (sections 4.5 to 4.7). The late payment penalty is capped at $25.00. Each section must remit the recreation assessment for every parcel, so a neighbor's delinquency reaches the section budget.
Association fees on a personal residence are generally not deductible, and treatment differs for a rental. We are not tax advisers and this guide gives no tax advice. Ask a Florida CPA about your own unit and take the actual figures from the estoppel certificates.
No. Sandoval has no Community Development District, so a Somerville buyer carries no district debt service or operations assessment on the tax bill. Bella Vida nearby does carry one.
No. The City's assessment funds curbside service for property of four units or fewer, and every Somerville building holds six or eight units, so Somerville is on containerized service billed to the association. The 2025 sample Somerville bill had no City solid waste line, against $384.25 on a detached Sandoval bill.
No assessment appears on the 2025 Somerville bill, and the City's ownership layer records the utilities as a developer contribution in aid of construction. The City's free payoff request shows any balance on any parcel.
Under section 718.503 the seller delivers, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet and the milestone and reserve study summaries where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. Where a section 720.401 summary is owed, it carries a separate three-day right.
Up to three, one from each association. The Department of Business and Professional Regulation currently authorizes up to $299 each, $119 more if expedited and $179 more if delinquent, so up to $897 for three, $1,254 expedited and $1,434 delinquent. The next update is due by July 1, 2027, and the contract says who pays.
The Sandoval Community Association's documents page states that Sandoval has no association application process for new buyers. Whether a section requires approval of a purchaser is not established, because the four section declarations were not read. Line 8.h of the estoppel is where the answer appears.
It is the master's published reserve contribution, payable to the association at a resale closing, with no effective date on the page. Twelve of the 15 Somerville MLS closings in the 12 months to September 25, 2026 reported a $4,000 transfer fee. It is a one-time payment to the association, different from an estoppel fee, and the closing statement shows who bears it.
No. Section 553.899 applies to condominium buildings of three or more habitable stories, and Somerville's 22 buildings are two stories. The county's cost cards, the 2025 window permits and the 2005 survey all agree.
No. Section 718.112(2)(g) applies to buildings of three or more habitable stories, and Somerville's are two. The seller's package still includes each section's budget and financial statement.
The bar on voting to waive or reduce reserves in section 718.112(2)(f) applies to associations that must obtain a structural integrity reserve study, and Somerville's sections are outside that requirement. Each section's budget and reserve schedule show what it actually reserves, so read them.
Nothing on the public record establishes how the 2024 re-roof or the 2025 to 2026 window program was funded, and we assert none of reserves, insurance proceeds or a special assessment. The budgets, reserve schedules and any resolution are in the estoppel package.
On the map effective November 17, 2022, ten buildings are in Zone AE (base flood elevation 7.0 feet NAVD88) and twelve in Zone X shaded. FEMA's Letter of Map Amendment, case 23-04-5574A, removed all 22 buildings and the pool house from the Special Flood Hazard Area.
FEMA says the federal mandatory requirement does not apply to the amended buildings, and the lender may still choose to require flood insurance to protect its risk. A new map would supersede the determination. Ask your lender before the inspection period ends.
No. The federal requirement attaches to the building's location, not the floor. An upstairs unit may price lower on the owner's optional policy because of FEMA's floor of interest factor.
The association insures the condominium property as originally installed under section 718.111(11)(f). You insure personal property and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets, countertops and window treatments, and an HO-6 policy is the usual form.
Citizens Property Insurance's 2026 approved rate changes report an average Lee County HO-6 premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent. That is Citizens' book and not a quote, and the premium for a specific unit depends on the coverage you choose.
Yes. The City's permit record shows a tile re-roof of all 22 buildings in June 2024 at a declared $2,361,672.59 and a window and door replacement across all 22 buildings beginning September 2025 at about $2,190,250 in 45 permits.
Lenders review the association as well as the borrower. The recorded advantages are the new roofs and windows and the absence of a milestone or reserve study requirement, and the open questions are the reserve position and the flood policy limits. Get the budget and the declarations pages early.
Yes, within the recorded terms: entire units only, a 30-day minimum and no more than four leases in a calendar year, plus the master's $100 tenant application filed at least fifteen days before occupancy. The section declarations may add to these terms.
No, as recorded. The 30-day minimum and four-lease cap leave no room for nightly or weekly rental, and the Declaration treats use as a public lodging establishment as a business or trade use.
Yes. Section 6.1(C) suspends the owner's right to use the Recreation Association Common Area, and the parking rights, during a lease.
Section 9.6 allows usual household pets in reasonable numbers, excludes pit bulls and wolf hybrids, and sets no numeric cap or weight limit. A section may add to it, so ask for your section declaration.
Two on a permanent basis, one in the garage and one on the assigned driveway space (section 9.7(E)). Owners may not use guest parking, and parking on association roadways is prohibited.
Two bedrooms and two baths in every unit, in six county living areas: 1,345, 1,373 and 1,392 square feet on the ground floor and 1,650, 1,688 and 1,725 upstairs. The most common size is 1,373 square feet (78 units).
In the 15 recorded sales, nine ground-size units had a median of $249,000 and six upper-size units a median of $271,000, while the ground-size units had the higher median price per square foot ($181.35 against $164.24).
The address sits in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, with a pool of schools in each. Trafalgar Middle (1.22 straight-line miles) and Gulf Middle (1.96) are both within two miles. Confirm assignment with the district.
Compass Rose Management in Cape Coral is the filed manager and registered agent of all five Somerville corporations. The two recorded instruments are at the Lee County Clerk's official records search, and the section declarations, rules and budgets come through the manager and HomeWiseDocs.
Trash is containerized franchise service billed to the association, not the City's curbside route. A mail kiosk exists, but the postal delivery mode is not established by any record we could reach.
Somerville sits inside Sandoval's gates, and whether it has an entry gate of its own is not established either way.
No source states a surge depth, or its absence, at a Sandoval address. The City's permit and code records show no roof permits in 2022 or 2023 and no substantial damage record at a Somerville address, which is an index result and not proof of no damage.
Order the documents before you fall in love with a unit: the section declaration, the three budgets and reserve schedules, the building insurance declarations pages, and the FEMA letter by its case number. Call Marc at (239) 287-5873 and we will order them.
The county recorded 15 sales in the 12 months to September 25, 2026, from $212,500 to $320,000, at a median of $255,000 and $174.72 per square foot of county heated area.
The Southwest Florida MLS, pulled October 10, 2026, shows a median of 87 days on market across 15 Somerville closings in the 12 months to September 25, 2026, with two units at 442 and 624 days.
Somerville is a Chapter 718 condominium with three associations, built 2005 to 2008; the Villas are fee-simple attached homes with two Chapter 720 associations, built 2013 to 2017. Recurring fees are within $14, the leasing rules differ (30 days and four leases against 90 days and two leases) and the villas have two estoppel certificates against up to three. See our Villas at Sandoval buyer guide.
That depends on your horizon and your use, and we give no investment advice. The recorded facts: a 2006 median of $249,000 on 103 recorded sales, all estimated builder first sales, against a 2026 median of $264,900 on 13 county-recorded resales (about 6.4 percent), a 30-day minimum lease and a four-lease cap, and a recurring fee of $7,848 at the median.
Under the industry's August 2024 changes, a buyer signs a written agreement before touring that states the compensation and that commissions are negotiable. We explain it before the first tour. Call Marc at (239) 287-5873 or book a buyer consultation.
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 Somerville buyer is handed several of these during a transaction, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Estoppel certificate fees notice | Florida Department of Business and Professional Regulation | |
Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval, CFN 2005000155773 | Lee County Clerk of Circuit Court | |
Supplemental Declaration for Somerville at Sandoval, INSTR 6576636 | Sandoval Community Association | |
Realtor information and documents page | Sandoval Community Association | |
FEMA flood map search for panels 12071C0381G and 12071C0382G | Federal Emergency Management Agency | |
Community Rating System eligible communities, April 2026 | Federal Emergency Management Agency | |
NFIP Flood Insurance Manual, October 2025 | Federal Emergency Management Agency | |
Interagency Questions and Answers Regarding Flood Insurance, 2022 | Federal Register | |
Fla. Stat. 718.503, nondeveloper disclosure and voidability | Florida Senate | |
Fla. Stat. 718.112, bylaws, reserves and structural integrity reserve study | Florida Senate | |
Fla. Stat. 718.116, assessments and estoppel | Florida Senate | |
Fla. Stat. 720.401, homeowners association disclosure | Florida Senate | |
Fla. Stat. 720.30851, estoppel certificates | Florida Senate | |
Fla. Stat. 553.899, milestone inspections | Florida Senate | |
Fla. Stat. 689.261, property tax disclosure | Florida Senate | |
Fla. Stat. 689.302, flood disclosure | Florida Senate | |
AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | |
Uniform Mitigation Verification Inspection Form, OIR-B1-1802 | Florida Office of Insurance Regulation | |
2026 Approved Rate Changes by County | Citizens Property Insurance Corporation | |
2026 Taxing District Millage Book, printed October 9, 2026 | Lee County Property Appraiser | |
Save Our Homes annual assessment limitation table | Florida Department of Revenue | |
Water, wastewater and irrigation rate schedules, effective October 1, 2026 | City of Cape Coral | |
Student Enrollment Plan 2026-2027 | School District of Lee County | |
School grades 2025-26 | Florida Department of Education | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center |
Every source below for this Somerville at Sandoval guide was read or checked on the date shown. Where a figure is our own tabulation, the text says so beside it. No competitor brokerage or listing portal appears here, by policy. County sales figures come from the Lee County Property Appraiser roll dated October 4, 2026 and the county's recorded sale file through September 25, 2026, our analysis.
McGreevy and Comisar are the Southwest Florida team Somerville at Sandoval buyers call when a condominium 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.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Somerville buyers get the same partner-level representation our clients from Estero to Charlotte Harbor get. If you are searching for the best buyer's agent in Somerville at Sandoval, Cape Coral, Florida, McGreevy and Comisar represents homebuyers across Cape Coral, Fort Myers, Lee County, Estero, Bonita Springs, Naples, Collier County and Charlotte County. Whether you are relocating, snowbirding, buying your first home, buying a condominium or upgrading, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
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 Somerville at Sandoval neighborhood guide. Selling first? Read how we sell homes in Somerville at Sandoval. Ready to buy? See how we represent buyers or call Marc at (239) 287-5873. Owners can also see what their Somerville home is worth.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a home in Somerville at Sandoval, Cape Coral, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Lee County recorded sales through September 25, 2026 and the county roll dated October 4, 2026, our analysis. Market data from Southwest Florida MLS, pulled October 10, 2026, where labelled. Brokered by Domain Realty.