Updated October 2026
Buying a Villas at Sandoval home? We check both associations, the two estoppel certificates, the leasing rules, the flood zone for the building and the sales that recorded. 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 the Villas at Sandoval, the 69 attached twin villas on Anguilla Drive and Pamplico Court inside the gated Sandoval community in Cape Coral, Florida. The land, the builder, the plats and the housing stock are covered in our Villas at Sandoval community guide, and the whole gated community is covered in our Sandoval guide. What follows is the buyer's side: what a villa is here, what it costs to buy and to own, the two associations behind every closing, the recorded leasing rules, the sales that recorded, the documents you receive and when, and a decision table against Somerville at Sandoval. Call Marc at (239) 287-5873, see how we represent buyers, or read our Cape Coral buyer's guide for the city picture.
A villa at Sandoval is a one-story, two-bedroom, two-bath attached twin home on its own platted lot, governed by two Florida homeowners associations and billed twice. Seven villas recorded as qualified sales in the 12 months to September 25, 2026. 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; Southwest Florida MLS, closings in the same 12 months, pulled October 10, 2026; association documents page read October 7, 2026; Florida Department of Business and Professional Regulation estoppel notice read October 7, 2026).
This Villas at Sandoval buyer guide runs from the market and the all-in cost of owning a villa, through the two associations, the closing documents, leasing, flood and insurance, to schools, negotiation and financing. Use the list below to jump to the question you need first, and call Marc if you would rather talk it through.
McGreevy and Comisar are the Villas at Sandoval buyer's agents who read the county's recorded villa sales, the two associations' documents and the FEMA map for the exact 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.
At the Villas at Sandoval the expensive mistakes are rarely cosmetic. They are buying a house you were told was a villa and finding it is one of the 48 detached homes on the same street, or the reverse. They are underwriting the fee from a listing sheet when the two association lines are entered inconsistently in the multiple listing service. They are assuming the association insures what you think it insures, or that the lease rules are the ones printed on an older page. They are forgetting that a twin villa has a neighbor on the other side of a shared wall, and that the flood zone can change from one half of a street to the other. 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. In a 69-home subdivision add two more tests: ask whether the agent can name the association that issues each estoppel certificate, and whether the agent prices from the recorded villa sales or from a street-wide or community-wide median.
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 home 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. Marc's direct line is (239) 287-5873 and Jesse's is (239) 898-6072. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we also have a Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral buyers at the property or wherever is easiest for you. Jesse can be reached directly at (239) 898-6072 for any Villas at Sandoval question.
Our Villas at Sandoval buyer record rests on verified team production and on reading every recorded sale in the subdivision. As leaders of Domain Realty Group, McGreevy and Comisar have sold over $2.5 Billion in real estate, with more than $900 million personally between Jesse and Marc. For this guide we read all seven villa sales that recorded in 12 months.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; RealTrends 2026 rankings).
RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026. 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 production figures we publish, and they are the same on every page we operate.
In the 12 months to September 25, 2026 we tracked every recorded sale on the 69 villa lots, and we tracked the 48 detached homes beside them on Anguilla Drive as a separate set. We read the Lee County Property Appraiser's roll dated October 4, 2026 and the county's recorded sale file through September 25, 2026 for all 1,504 parcels in Sandoval and Somerville, then split them by product: 1,166 detached single-family homes, 69 attached villas and 171 condominium units. We read the association's published documents page on October 7, 2026, the Florida Division of Corporations records for the associations, the recorded Neighborhood Declaration and its four amendments, the Florida Department of Business and Professional Regulation's current estoppel certificate fee notice, and the FEMA flood map at the villa parcels. In the last 12 months we tracked each of those seven villa sales against its street, year built and size before we advised a buyer on a price.
Before the first showing we pull six things for each villa: which side of the building you would own and whether the lot is on a lake; the FEMA zone for the whole lot and any elevation certificate on file; the association's current budget and the reserve schedule for the roof and exterior; both estoppel certificates, ordered the day the contract is signed; the homeowners association disclosure summary and the resale package; and the recorded villa sales that the price should be compared with, kept apart from the detached homes on the same street. Those answers move price more than finishes do, and they take a day to assemble.
The Villas at Sandoval market is small: seven villas recorded as qualified sales in the 12 months to September 25, 2026, from $295,000 to $339,000, with a median of the seven of $315,000. That is 7 sales on 69 homes, a turnover of 10.1 percent, and every sale was on Anguilla Drive.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis through the county sale data file; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026).
Under ten sales a median is a thin number, so here are all seven, listed by street only, from the county record. Each was a resale of a two-bedroom, two-bath villa, and none was a builder sale.
Recorded | Price | Street | Year built | County heated area |
|---|---|---|---|---|
2025-11-26 | $316,000 | Anguilla Drive | 2014 | 1,542 sq ft |
2026-03-27 | $315,000 | Anguilla Drive | 2014 | 1,542 sq ft |
2026-05-29 | $339,000 | Anguilla Drive | 2014 | 1,542 sq ft |
2026-06-01 | $297,000 | Anguilla Drive | 2017 | 1,542 sq ft |
2026-06-15 | $295,000 | Anguilla Drive | 2014 | 1,542 sq ft |
2026-06-15 | $313,500 | Anguilla Drive | 2014 | 1,542 sq ft |
2026-06-29 | $325,000 | Anguilla Drive | 2015 | 1,542 sq ft |
Source: Lee County recorded sales, the 12 months to September 25, 2026 (September 26, 2025 to September 25, 2026), qualified sales above $1,000 on improved parcels; county roll dated October 4, 2026, our analysis.
Sorted from low to high the seven are $295,000, $297,000, $313,500, $315,000, $316,000, $325,000 and $339,000, and the middle value, the fourth, is $315,000. They add to $2,200,500, a mean of $314,357. A county price per square foot is per square foot of county heated area, so at $315,000 and 1,542 square feet the arithmetic is $315,000 divided by 1,542, which is $204.28.
Because the 12-month window holds fewer than ten sales, the county tool widens it to the first window with ten. For the villas that is 24 months, September 26, 2024 to September 25, 2026: 10 sales, a median of $320,500 (the average of the middle pair, $316,000 and $325,000), a range of $295,000 to $380,000, and $207.85 per square foot of county heated area. The three additional sales were $350,000 on November 15, 2024, $380,000 on December 13, 2024 (Pamplico Court) and $344,500 on September 3, 2025. Nine of the ten were on Anguilla Drive and one on Pamplico Court; two were between $200,000 and $299,999 and eight between $300,000 and $399,999. Over 36 months the county file shows 12 sales at a median of $320,500, and over 60 months 23 sales at $380,000.
The prior 12 months, September 26, 2024 to September 25, 2025, hold only three qualified villa sales: $350,000 on November 15, 2024, $380,000 on December 13, 2024 and $344,500 on September 3, 2025. The middle of those three is $350,000. Set against $315,000 for the latest seven, the difference is $35,000, or 10.0 percent, but three sales against seven is a comparison of two thin sets and should be read as direction, not as a rate of change.
By calendar year the county record shows, as sales and median: 2019, 3 and $262,000; 2020, 12 and $267,750; 2021, 5 and $305,000; 2022, 6 and $435,000; 2023, 5 and $400,000; 2024, 3 and $350,000; 2025, 2 ($316,000 and $344,500); and 2026 through September 25, 6 and $314,250. From the 2022 median of $435,000 to $314,250 so far in 2026 is $120,750, or 27.8 percent lower. Every one of those years has fewer than ten sales, so the medians are for orientation only. The 2025 row is two sales and carries no median.
No Pamplico Court villa recorded a qualified sale in the 12 months. The most recent was December 13, 2024 at $380,000. That is a measured zero on 16 villas, not missing data, and it means a Pamplico Court buyer prices from the Anguilla Drive villa sales with adjustments rather than from the street itself.
The county file also holds an eighth villa transfer on Anguilla Drive, recorded July 16, 2026 at $322,000, without the qualified code. It is outside every county median here. The multiple listing service counts it as a closing, which is why the two instruments show 7 and 8 villa sales for the same year. We state each with its source and never blend them.
Southwest Florida MLS, pulled October 10, 2026, for closings from September 26, 2025 to September 25, 2026, the same window as the county figures, shows 8 villa closings, all on Anguilla Drive, a median sold price of $315,500 (the average of the middle pair, $315,000 and $316,000) and a range of $295,000 to $339,000. This is a separate instrument from the county record, and with eight sales we list every one.
Closed | Sold price | Living area (MLS) | Days on market | Sold as a share of final list price |
|---|---|---|---|---|
November 26, 2025 | $316,000 | 1,542 sq ft | 136 | 94.3% |
March 27, 2026 | $315,000 | 1,542 sq ft | 27 | 92.6% |
May 29, 2026 | $339,000 | 1,542 sq ft | 158 | 98.3% |
June 1, 2026 | $297,000 | 1,542 sq ft | 62 | 90.6% |
June 15, 2026 | $313,500 | 1,542 sq ft | 78 | 94.1% |
June 15, 2026 | $295,000 | 1,542 sq ft | 291 | 92.5% |
June 29, 2026 | $325,000 | 1,542 sq ft | 28 | 95.7% |
July 16, 2026 | $322,000 | 1,542 sq ft | 4 | 97.9% |
Source: Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026. All eight are on Anguilla Drive; no Sold Data Entry rows.
Days on market on the eight villa closings ran from 4 to 291: four sold in 62 days or fewer and three took more than four months. Every one sold below its final list price, a mean of 94.5 percent across the eight. On October 10, 2026 no villa was listed for sale and one was pending, so there was no villa inventory to measure in months; a villa buyer often waits for a listing rather than choosing between several. We pull the current count for you before you write an offer.
With 69 homes and about seven sales a year, one unusual sale moves a median by thousands of dollars, and a single renovated or lakefront villa can sit above the rest. The way to use this table is as a bracket, not a quote. The lowest recorded sale in the window was $295,000 and the highest $339,000, a spread of $44,000, or 14.0 percent of $315,000. Within that bracket the lot, the condition and the side of the building do the work.
A villa at Sandoval means one of 69 attached twin villas in Sandoval, Cape Coral: 53 on Anguilla Drive at house numbers 2606 to 2664 and 16 on Pamplico Court. It does not mean the 48 detached homes at 2457 to 2557 Anguilla Drive, or the detached villas on Vareo Court and Lavaca Court. The word does three jobs inside one gate.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, joined to the parcel fabric and the cost cards, read September 12, 2026 for the lot and lake figures; association documents).
Set | Block | Addresses | Villas | Lake frontage | Builder |
|---|---|---|---|---|---|
Villas at Sandoval | 9010 | Anguilla Drive, 2606 to 2664 | 53 | 43 of 53 | Taylor Morrison of Florida, Inc. |
Villas at Sandoval | 9012 | Pamplico Court, 1305 to 1324 | 16 | 6 of 16 | Taylor Morrison of Florida, Inc. |
Total | 69 | 49 of 69 (71.0 percent) |
Source: Lee County Property Appraiser roll dated October 4, 2026; lake frontage from the certified roll posted September 1, 2026 and read September 12, 2026. Fifty of the 69 villas carry a homestead exemption.
Every villa is one story, two bedrooms and two baths, concrete block and stucco on a slab. County heated area is 1,542 square feet on 66 of the 69 and 1,550 on three. They were built from 2013 to 2017, with a median year built of 2015, on Sandoval Phase 3 and Phase 3A, and the plats are recorded by instrument, not by plat book and page. The garage is typically 424 square feet, and 66 of the 69 cost cards show a screened lanai. You are not choosing between floor plans here. You are choosing between a lake lot and a non-lake lot, a corner lot and an interior lot, an updated interior and an original one, and which half of the building you will own.
Where the roll records lot dimensions, the typical villa lot is 37 feet wide by 115 feet deep. The median mapped lot area across all 69 is 0.112 acres, against 0.142 acres for the detached Anguilla Drive homes. The recorded supplemental declaration sets setbacks at 15 feet front, 10 feet rear and 5 feet side and states there is no side setback between attached units. A twin villa has a compact front yard, a driveway, a side yard on the unattached side and no side yard on the attached side.
Each villa is its own fee simple platted lot coded single family (use 01) on the roll. The villa association's own charter states it is not a condominium association. That fact drives the disclosure rules, the insurance and the closing documents later in this guide.
The 48 detached homes at 2457 to 2557 Anguilla Drive were built from 2011 to 2013 on a different plat by a different builder, and 46 of the 48 have three bedrooms. They sometimes appear in listings as villas. Taylor Morrison also sold two detached "villa" plans on Vareo Court and Lavaca Court that stand free of any neighbor and are not part of the 69. A buyer searching for a Sandoval villa will meet all three, and only one shares a wall with a neighbor and belongs to a second association.
For orientation, the whole community has 1,406 homes on the roll: 1,166 detached single-family homes, 69 attached villas and 171 condominium units in Somerville at Sandoval. In the 12 months to September 25, 2026 the three products recorded 70, 7 and 15 qualified sales, 92 in all, with a median of $359,500 for all homes. Seventy plus seven plus fifteen is 92, and the three products leave no remainder.
No. A villa at Sandoval is not a condominium. Each of the 69 sits on an individually platted, fee simple lot governed by a Chapter 720 homeowners association, and the villa association's Articles of Incorporation say it is not a condominium association and not governed by Chapter 718. The distinction changes your disclosures, your insurance and your closing.
Data updated: October 2026 (Florida Division of Corporations record of Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc., read October 7, 2026; Florida Statutes, 2026 edition, read October 7, 2026; Lee County Property Appraiser roll dated October 4, 2026).
The villa association was filed with the Florida Division of Corporations on April 3, 2013 and shows ACTIVE on October 7, 2026. Its Articles incorporate it under Chapters 617 and 720 and state that the association is not a condominium association and is not intended to be governed by Chapter 718. The county roll agrees from another direction: all 69 lots carry the single-family use code, not the condominium code.
Because a villa is a homeowners association parcel, the buyer must receive the disclosure summary of section 720.401 before signing. Without it, the buyer may cancel the contract in writing within three days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. The condominium resale package of section 718.503, with its seven-day cancellation right, belongs to the Somerville condominium buyer next door, not to a villa buyer.
A condominium association must carry adequate property insurance under section 718.111, whatever the declaration says. No such statutory floor exists for a Chapter 720 association. Whether anyone other than you insures any part of the villa building is decided by the recorded Neighborhood Declaration, which requires the villa association to carry casualty insurance on the common structural elements of each building and encourages the owner to insure the interior. We cover the details in the insurance section below.
The villa fee stack is high because the product is attached, not because it is a condominium. Villa closings in the 12 months to September 25, 2026 reported a median of $7,862 a year in total recurring association fees (8 closings), against $7,848 for Somerville condominiums (15 closings) and $2,932 for Sandoval single-family homes (73 closings), all from the Southwest Florida MLS pull of October 10, 2026. The villa and the condominium reach nearly the same number by different legal routes, and a buyer who assumes the higher villa fee means condominium risk is mispricing the home.
A Villas at Sandoval home suits a buyer who wants a one-story attached house on its own lot, with a city trash route, lake frontage on 49 of 69 and a median of seven sales at $315,000. A Somerville at Sandoval home suits a buyer who wants a condominium with a recreation tract of its own and a median of 15 sales at $255,000.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, pulled October 10, 2026; association documents read October 7, 2026).
Both are attached products behind the same gate, and they cost nearly the same to carry. The detached Sandoval homes are the third column because they are the reference every attached buyer is really weighing against. Our sibling guide for the condominium side is the Somerville at Sandoval buyer's guide, and the community picture is in our Sandoval buyer's guide.
Factor | Villas at Sandoval | Somerville at Sandoval | Detached Sandoval homes |
|---|---|---|---|
Homes on the county roll | 69 | 171 units in 22 buildings | 1,166 |
Legal form | Fee simple platted lot, Chapter 720 | Condominium, Chapter 718 | Fee simple platted lot, Chapter 720 |
Built | 2013 to 2017 | 2005 to 2008 | 2005 to 2019, median 2010 |
Home size | One story, 2 bed, 2 bath, 1,542 sq ft | One level, 2 bed, 2 bath, 1,345 to 1,725 sq ft | Varies by neighborhood |
Associations you join | Two: the master and Villas I | Three: the master, the Somerville recreation association and your section association | One: the master (plus a neighborhood association where one exists) |
Qualified sales, 12 months | 7 | 15 | 70 |
Median of those sales | $315,000 (median of seven) | $255,000 | $392,500 |
Range | $295,000 to $339,000 | $212,500 to $320,000 | $288,000 to $780,000 |
Price per sq ft of county heated area | $207.85 (24 months, 10 sales) | $174.72 (12 months, 15 sales) | $205.53 (12 months, 70 sales) |
Median total recurring fees at closings (MLS, 12 months to September 25, 2026) | $7,862 (8 closings) | $7,848 (15 closings) | $2,932 (73 closings, single family) |
Roof and exterior paint | Villa association | Section condominium association | Owner |
Insurance duty | None by statute; the declaration requires the association to insure common structural elements | Statutory floor under Chapter 718 | Owner |
Buyer disclosure | Section 720.401 summary, three-day cancellation | Section 718.503 package, seven-day cancellation | Section 720.401 summary, three-day cancellation |
Estoppel certificates | Two, up to $598 | Up to three, up to $897 | One, up to $299 |
Leasing | Two leases in twelve months, ninety-day minimum | Thirty-day minimum, four leases a year; the section documents may add rules | Master thirty-day minimum; each neighborhood sets its own count |
Trash | City curbside route, Thursday | Containerized service billed through the association | City curbside route |
City solid waste line on the tax bill | Yes, $384.25 on all 69 | None | Yes |
Private pool | None on any villa | None; a shared pool and cabana on the Somerville tract | Varies by lot |
Sources: Lee County recorded sales through September 25, 2026 (our analysis); Southwest Florida MLS pulled October 10, 2026, for closings September 26, 2025 to September 25, 2026; association documents read October 7, 2026; Florida Department of Business and Professional Regulation estoppel notice read October 7, 2026. The three price-per-square-foot cells use different windows, named in each cell, and are never compared with an MLS living-area figure.
Buying a villa at Sandoval? Start with the Villas at Sandoval buyer consultation and Call Marc at (239) 287-5873. We will bring the seven recorded sales, both associations' documents and the flood file for the building you like. Selling a home first? Request a home valuation or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
The two attached products land within $14 a year of each other on median recurring fees, $7,862 for villas and $7,848 for Somerville, but they divide the work differently. In Somerville the section association handles the buildings, roofs and exteriors and the recreation association handles the pool, roads and lawns, and you pay for both inside a condominium bill. In the villas, the villa association handles the roof, paint and lawns, you share the party wall with one neighbor, and you pay a second bill on top of the master's. Against the detached homes, the villa fee stack is $4,930 a year higher at the median ($7,862 minus $2,932).
The median of seven villa sales, $315,000, sits $60,000 above the Somerville median of $255,000, or 23.5 percent of it, and $77,500 below the detached median of $392,500, or 19.7 percent of that. Those are medians of different set sizes and different products, so the table is the better guide than any one gap.
Choose by the features of the home. If the priority is a one-story home on its own platted lot, a lake frontage option, roofs the association replaced in 2024 and a city curbside trash route, the villas match. If the priority is the lowest recorded entry price behind the gate, a condominium with a recreation association's pool and cabana on its own tract and a statutory insurance floor, Somerville matches. If the priority is a detached home with one association and no shared wall, the detached homes match, at a higher price and a much lower fee stack. Our Somerville at Sandoval community guide covers the condominium side in full.
None of these three has a boat dock, a golf course or a private pool on a villa lot, and all three sit behind the same gate. The Sandoval recorded Use Restrictions prohibit swimming and boating on every Sandoval water body, and the county roll shows zero boat docks and zero seawalls on Sandoval homes. A buyer who wants water access should read our Cape Coral buyer's guide for canal-front homes instead.
Owning a villa at Sandoval means paying the master association, the villa association, the tax bill, the city's utilities and your own insurance. The published pieces are the master's two quarterly tiers, the 2025 tax bills and the city rate schedules. Villa closings reported a median of $7,862 a year in total recurring association fees.
Data updated: October 2026 (association documents page read October 7, 2026, no effective date; Southwest Florida MLS, pulled October 10, 2026; Lee County Tax Collector certified 2025 bills for all 69 villas, read September 12, 2026; City of Cape Coral rate schedule effective October 1, 2026).
The master association publishes two quarterly dues levels on its documents page, read October 7, 2026, which carries no effective date and a 2003 to 2025 footer. Without landscaping the figure is $682.50 a quarter, and with landscaping it is $1,063.72. The difference is $381.22 a quarter, $1,524.88 a year, and the only difference between the tiers is landscaping. The recorded 2013 supplemental declaration hands the villa lawns to the separate villa association, which points to the tier without landscaping for the villas; the estoppel certificate states the tier and the amount. At the published figures the master tier without landscaping is $682.50 times four, or $2,730.00 a year. These are figures as published by the association, read October 7, 2026, and not the association's 2026 budget.
The villa association's regular assessment is set by its annual budget and is published nowhere we can read: not on the association's site, not on the state corporate record and not in a recorded instrument. The recorded mechanism is public. The operating budget is divided equally among the homes, not by size or lot value, and is payable quarterly in advance on January 1, April 1, July 1 and October 1. An estoppel certificate states the exact amount, as of a date, in writing.
The multiple listing service is the only place villa totals appear. Closings in the 12 months to September 25, 2026 (Southwest Florida MLS, pulled October 10, 2026) reported a median of $7,862 a year in total recurring association fees across 8 villa closings (the average of the middle pair, $7,780 and $7,944). Sandoval single-family closings reported $2,932 across 73, and Somerville reported $7,848 across 15. The gap between the villa and the single-family median is $4,930 a year, or $410.83 a month. These are fees entered at each closing across the 12-month window, not a rate card.
On the eight villa closings the separate villa-association and master-association fee columns are entered inconsistently by listing agents: transposed on at least two rows and collapsed into one figure on another. Only the total annual recurring fees column reconciles across all eight rows, which is why this page prints only the total. Underwrite a villa on the total, and confirm both amounts on the two estoppel certificates before your inspection period ends.
The 2025 non-ad-valorem assessments on all 69 villas ran to a median of $1,026.85, with the City of Cape Coral solid waste assessment at $384.25 and the Lee County solid waste assessment at $36.56 on every bill, and City fire service assessments at a median of $543.64. Ad valorem taxes sit on top of that. The tax section below shows both with arithmetic.
We use $315,000, the median of the seven recorded sales, because it is the recorded middle, not because it is a price you will pay. The sketch adds only pieces with a source and leaves the mortgage and insurance to your own quotes.
Monthly piece | Amount | Basis |
|---|---|---|
Association fees, median at closings | $655.17 | $7,862 divided by 12, Southwest Florida MLS, pulled October 10, 2026 |
Property tax at $315,000, homesteaded | $348.23 | $4,178.71 divided by 12, estimated 2026 rates, shown in the tax section |
Non-ad-valorem assessments | $85.57 | $1,026.85 divided by 12, certified 2025 bills |
City water, sewer and irrigation at 5,000 gallons each | $163.04 | City schedule effective October 1, 2026, a stated-usage example |
Mortgage, homeowners, flood and wind insurance, electric | Your quotes | Not published, see the insurance section |
Total of the sourced pieces | $1,252.01 | $655.17 plus $348.23 plus $85.57 plus $163.04 |
The $1,252.01 is before the mortgage and insurance. It also treats the internet as already inside the master assessment, which is how the association describes it. It is our arithmetic, not a bill, and a non-homesteaded owner pays more, as the tax section shows.
At the Villas at Sandoval the master association keeps the gate, streets, lakes, amenities and the lake bank, while the villa association maintains and insures the common structural elements and handles the villa lawns. The recorded Neighborhood Declaration puts the roof and exterior paint on the villa association and the party wall on the two adjoining owners.
Data updated: October 2026 (Lee County Instrument 2013000105226, recorded May 6, 2013, and its four amendments; Instrument 2013000046134, recorded February 26, 2013; Articles of Incorporation, document N13000003206; read in September and October 2026).
The master is Sandoval Community Association, Inc. and the villa association is Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. Both showed ACTIVE on the Florida Division of Corporations on October 7, 2026. The villa association's president casts the villa owners' votes at the master. Not one villa lot, and no land in Sandoval, is titled to the villa association; Anguilla Drive itself is a master-owned tract. The villa association exists to maintain, insure and manage what the declaration gives it.
By covenant the villa association maintains, repairs and replaces the entire roof, its structure, covering, trim, soffit and drainage (sections 2.4.1.3 and 7.1.8). It paints the exterior surface of walls, doors and windows and the exterior of the garage doors, and maintains the exterior finish (sections 7.1.5 to 7.1.7). It maintains landscaping between the lot line and any road and the street trees, and landscaping to the water's edge or buffer. Windows, window washing, screens, garage door hardware and openers, and railings stay with the owner.
The master maintains the lake bank between each lakefront lot and the water's edge, so on the 49 lake lots the grass between your lanai and the water is not your job. It also maintains Anguilla Drive as common area and bills the cost equally to all Sandoval units, and it runs the gate and the amenities. The recorded text also assigns irrigation equipment to the master without a villa carve-out while the villa declaration separately requires the villa association to irrigate the landscaping it maintains, so name the sprinkler head when you ask.
Section 2.4.1.2 gives the two adjoining owners the party wall as tenants in common and makes them jointly responsible for its maintenance, repair and replacement, with neither association carrying responsibility for it, apart from the exterior portion that separates a patio or back yard, which the association paints. Structural work that touches the shared building is a two-owner conversation, and the covenant requires written Design Reviewer consent for anything that could impair the safety or soundness of the property.
Section 7.2.8 requires the villa association to carry casualty insurance on the common structural elements of each building. The owner is encouraged, not required, to insure the interior. If insurance proceeds fall short of the cost to restore by $25,000 or less, the association restores anyway and levies a special assessment across all lots in Villas I. If the shortfall exceeds $25,000, a majority of the voting interests decides whether to rebuild, and restoration assessments fall on the owners in the damaged buildings only (sections 9.2 and 9.3). The association's repair duty does not reach ancillary damage (section 7.2.11).
The Articles define operating expenses to include maintaining, insuring and repairing the property but not reconstructing, replacing or improving it. Replacing a roof is therefore a reserve, special assessment or borrowing question, and the Articles give the association power to borrow and to assign its right to collect assessments as security. Ask what the adopted budget puts into reserves and against which components, and whether the association has borrowed.
At a Villas at Sandoval resale the villa association charges a $1,000.00 resale capital assessment under section 6.7 of its declaration, recorded July 26, 2022, and the master publishes a $4,000 reserve contribution. Add up to $598 for two estoppel certificates. Together that is up to $5,598 in association charges, before any amounts the contract assigns to the seller.
Data updated: October 2026 (Instrument 2022000242020, recorded July 26, 2022; association documents page read October 7, 2026, no effective date; Florida Department of Business and Professional Regulation notice read October 7, 2026; Florida Statutes section 720.30851, 2026 edition).
A 2022 amendment added section 6.7 to the villa declaration: a resale capital assessment of $1,000.00, due and payable to the villa association on the conveyance of a lot or home. The board may increase it, decrease it or change how it is calculated by resolution, with nothing recorded, so $1,000.00 is the recorded initial amount and the estoppel certificate states the current one. Our source for the amount is the recorded instrument, dated July 26, 2022.
The master association publishes a $4,000 reserve contribution payable to the association at the closing on a resale; its page carries no effective date. Villa closings in the multiple listing service show a transfer fee on seven of eight, at $4,000 on four and $5,000 on three, with one at zero. Five thousand dollars equals the master's $4,000 plus the villa association's $1,000, which is our reading and not a published rule. Who pays any of it is a contract question.
A villa parcel belongs to two associations, so a sale needs two certificates, and each certificate must list the other association. The Florida Department of Business and Professional Regulation's current notice sets the maximum fees at $299, an additional $119 if delivered within three business days, and an additional fee not to exceed $179 if the account is delinquent. The statute has the state adjust those caps every five years, and the next update is due by July 1, 2027. The arithmetic for two certificates is below.
Scenario | One certificate | Two certificates (a villa) |
|---|---|---|
Clean file | $299 | $598 |
Both expedited | $418 ($299 plus $119) | $836 |
Both accounts delinquent | $478 ($299 plus $179) | $956 |
Source: Florida Department of Business and Professional Regulation notice, read October 7, 2026; our arithmetic.
Each association has ten business days from a written or electronic request to issue its certificate, the certificate is effective for 30 days if delivered by hand or electronically and 35 if mailed, and the fee is refunded if the closing does not occur. Two independent clocks on a contract with a fixed closing date is how a villa closing slips when nobody is watching. We order both on the day the contract is signed and diary both dates.
The master association's page routes villa estoppel requests to a route different from the master's own, and the state's corporate record shows the villa association's address at a management company since December 1, 2025. The record does not settle who answers today. The way to settle it is to order the certificate through the route the master association publishes and see who answers, in writing. That is a two-minute step at contract.
The master publishes that Sandoval has no association application process for new buyers. Whether the villa association adds its own buyer approval is not published, and the statutory estoppel form has a field for exactly that question, so do not assume the master's answer covers the villa layer.
A Villas at Sandoval buyer who finances pays Florida's documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, inspection and survey charges, and whatever association charges the contract assigns. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the contract controls.
Data updated: October 2026 (Florida Statutes sections 201.02, 201.08, 199.133 and 28.24, 2026 edition; Florida Department of Revenue; Lee County customs as recorded in our Cape Coral closing research, read October 7, 2026).
Under section 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, and section 199.133 adds a nonrecurring intangible tax of 2 mills, which is $2 per $1,000, on the loan. We print no cap on the mortgage stamp. The deed stamp of $0.70 per $100 under section 201.02 is customarily a seller cost in Lee County. 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.
We use $315,000, the median of the seven recorded villa sales, with 20 percent down. The loan is $252,000. Mortgage stamps are $252,000 divided by $100 times $0.35, which is $882. The intangible tax is $252,000 divided by $1,000 times $2, which is $504. The state taxes on the loan are $1,386. The deed stamps on a $315,000 sale would be $315,000 divided by $100 times $0.70, which is $2,205, customarily the seller's.
Item at a $315,000 price, 20 percent down | Amount | Who customarily pays |
|---|---|---|
Mortgage documentary stamps on a $252,000 loan | $882 | Buyer |
Intangible tax on a $252,000 loan | $504 | Buyer |
Deed documentary stamps on $315,000 | $2,205 | Seller |
Recording the deed, two pages | $18.50 | Buyer |
Two association estoppel certificates | Up to $598 | Set by the contract |
Villa resale capital assessment | $1,000, current amount per the estoppel | Set by the contract |
Master reserve contribution | $4,000, as published | Set by the contract |
Owner's title policy, estimated | About $1,650 | Seller, customarily, in Lee County |
Source: Florida Statutes sections 201.02, 201.08, 199.133 and 28.24; Florida Department of Business and Professional Regulation notice; association documents; our arithmetic. This is arithmetic from statutory rates, not a closing estimate. Your lender's Loan Estimate is the document that binds.
Florida sets title insurance premium rates by rule, and the rate schedule for an owner's policy runs $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000. On $315,000 that is $575 plus $5.00 times 215, which is $1,075, for $1,650. We carry that schedule from our cost-of-selling research and have not re-read the rule text, so treat $1,650 as an estimate before any credit a title company applies. In Lee County the seller customarily pays for the owner's policy and chooses the closing agent, and the buyer customarily pays to record the deed and all costs of a new mortgage. Those are customs, not law.
We print no figure for a title search, a settlement or closing fee, a lien search or a commission rate, because no dated first-party document sets one. Your Loan Estimate and the title company's quote will.
Florida property taxes are for the calendar year and paid in arrears, with bills going out about November 1 and becoming delinquent April 1, so a closing prorates the year between seller and buyer. Section 689.261 requires the seller to give the buyer a disclosure that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The tax section explains the effect on a villa.
A Villas at Sandoval buyer should receive five things: the section 720.401 homeowners association disclosure summary before signing, the flood disclosure at or before the contract is executed, the property tax disclosure summary, two estoppel certificates before closing, and the recorded declarations and budgets. Each has its own timing, and only one carries a cancellation right.
Data updated: October 2026 (Florida Statutes sections 720.401, 689.302, 689.261 and 720.30851, 2026 edition, read October 7, 2026).
Document | Statute | Who gives it | When | What the buyer gets |
|---|---|---|---|---|
Homeowners association disclosure summary | 720.401 | Seller | Before signing | Right to cancel in writing within 3 days after receiving it or before closing, whichever is first; cannot be waived |
Flood disclosure | 689.302 | Seller | At or before the contract is executed | Disclosure of known flooding, flood insurance claims and flood assistance; the text holds no right to cancel |
Property tax disclosure summary | 689.261 | Seller | Before closing | Warning that the seller's tax bill is not a guide to the buyer's |
Estoppel certificate, master | 720.30851 | Master association | Within 10 business days of request | Amounts owed, assessments, fees and other associations of which the parcel is a member |
Estoppel certificate, villa | 720.30851 | Villa association | Within 10 business days of request | Same fields, including the resale capital assessment |
Declarations, articles, bylaws, rules, budget | Contract | Seller, through the associations | Within your inspection period | The documents that actually set fees and rules |
Source: Florida Statutes, 2026 edition, read October 7, 2026.
Section 720.401 applies to every villa because the parcel is subject to a membership requirement. The buyer must be given the disclosure summary before signing, and the three-day right to void is the one cancellation right a villa buyer has in the statute. The condominium package of section 718.503 does not apply to a villa; it applies next door in Somerville, with a seven-day right counted without Saturdays, Sundays and legal holidays.
Under section 689.302 the seller of residential property gives the buyer a 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. Read it against the zone for the specific building, because the zone can differ between two villas on the same street.
The City of Cape Coral publishes permit history by address on its EnerGov self-service portal. Under section 553.79 an open or expired permit can be closed by the original contractor, another licensed contractor or an owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. Our permit review of the villa streets found a roof permit on 68 of the 69 villas in April 2024, which makes the permit history unusually easy to read here.
The City offers a free payoff request service that reports special assessments, utility balances, open code cases and open building permits for any parcel. Neither 2025 Sandoval sample bill carried a utilities extension assessment, and the City records Sandoval's utilities as a developer contribution. We still order the payoff for the exact parcel.
We ask for both estoppel certificates, the Neighborhood Declaration with its four amendments, the adopted budget and reserve schedule, the association's current certificate of insurance, the master's rules and architectural guidelines, the sign and parking rules, the 2025 tax bill, any elevation certificate, the wind mitigation inspection form and the permit history for the parcel. Every one of those is on the ordinary road to a closing, and each one is cheaper to read in week one than in week five.
A villa at Sandoval may be leased no 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 to the villa declaration. Subleasing, room sharing and daily rentals are prohibited, and a lease also goes through the master's application, fee and 15-day clock.
Data updated: October 2026 (Lee County Instrument 2018000030782, recorded February 7, 2018, read October 7, 2026; association documents page read October 7, 2026, no effective date; recorded Use Restrictions as amended April 2008).
Section 8.2.4 of the Neighborhood Declaration, as amended by Instrument 2018000030782 (Amendment No. 6), recorded February 7, 2018, says a home may not be leased more than two times in any twelve-month period, for no less than ninety consecutive days and no more than one year. Occupancy of a leased home is limited to two persons per bedroom, and subleasing, room sharing and daily rentals are prohibited. Amendment No. 7 adds the association's own lease approval process: written notice, an application and fees at least 15 days before occupancy, and the board has 10 days to approve or disapprove.
The master publishes a minimum lease of 30 days, a completed application, the signed lease and a $100 processing fee, tenant identification cards at $11 and vehicle stickers at $15 each. The recorded Use Restrictions add a one-year maximum term, no subleasing and whole-home leases only, filed at least 15 days before the lease begins. The villa rule is the stricter one on term and count, and the master leaves the number of leases a year to each neighborhood's own declaration. These master fees are as published, read October 7, 2026, with no effective date.
At two leases a year, a villa can have at most two tenancies in any twelve months. Two ninety-day minimums add up to 180 days under lease, and one twelve-month lease fills the year with a single tenancy. There is no version of short-term or weekly rental that fits inside these rules. A buyer who is counting on rental income should model one or two long tenancies a year and no more.
Leasing limits bind the next buyer too, so they shape resale. We ask the seller for the current recorded text, the board's lease approval form and any open lease, and we ask the association to confirm in the estoppel certificate that no lease approval is pending. Verify the rule in writing for the specific home before you rely on it.
A villa at Sandoval allows two domestic dogs or cats per home without board permission under the villa declaration, bans two named breeds, forbids street parking, and requires almost every vehicle that is not a conforming car or light pickup to stay in the garage. Showings and open houses run through the resident's gate access.
Data updated: October 2026 (Instrument 2013000105226, section 8.2.10; recorded Use Restrictions; association Signage Guidelines and realtor information page, as read in September 2026 and carried on our community guide).
The villa declaration, section 8.2.10, permits two domestic pets, dogs and cats, per home without prior board permission. It does not apply that cap to birds or fish, sets no weight limit and prohibits by name the pit bull as the document defines it and the Presa Canario, with crossbreeds of either, plus exotic or venomous animals. Pets must be caged, carried or leashed outside the home. The master's rules require leashes and clean-up and allow the board to remove a pet that is a nuisance.
Every villa has a garage, typically 424 square feet, and the recorded covenant requires an enclosed garage sized for two to three automobiles with automatic openers and no conversion to living space without approval. The master's recorded Use Restrictions bar parking on public or private streets, and bar commercial vehicles, recreational vehicles, pickup trucks beyond a narrow exception, boats, trailers and stored vehicles from anywhere but an enclosed garage. A recreational vehicle or boat may sit in a driveway for 24 hours while loading and unloading, no more than twice a month. A standard pickup up to three-quarter ton may sit in a driveway if it carries no commercial lettering and is unaltered.
Put the 37-foot-wide lot, the two-car garage and the short driveway beside those rules and the picture is simple. Two cars fit in the garage and guests fit in the driveway. A boat on a trailer or a lettered work van does not fit the product, and no board is likely to make an exception.
The master publishes a Signage Guidelines specification for realty signs: one sign per lot plus an optional tag, at most 3 feet 6 inches high by 3 feet wide with a main panel of at most 5.5 square feet, on a 4-inch wood post, in set colors and Georgia Bold type. That matters to a buyer because it tells you how the community enforces its rules.
Guest and contractor access is managed by the resident through the MyEnvera system, and for an open house the resident must give the agent access and add the open house there. Sandoval has at least two named gates, at Veterans Memorial Parkway and Pine Island Road. The association does not publish whether the gates are manned, their hours or the method of resident entry, so we do not state them.
The recorded text bars window and wall air conditioners, requires air conditioning and pool equipment to be screened, bars outdoor clothes drying and limits holiday decorations to six weeks before and 30 days after. A side-yard driveway that encroaches a drainage easement is subject to damage from drainage maintenance, repaired at the owner's expense. Read the full text in the resale package before a project.
The 69 villas sit on one FEMA map panel, 12071C0244G, effective November 17, 2022. At the parcel point 47 villas are in Zone AE, with a base flood elevation of 7.0 feet NAVD88, and 22 are in Zone X, and 46 of the 69 lots straddle the AE and X line. The zone is a lot-level fact, so check the building you are buying.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried over the villa parcels September 12, 2026; City of Cape Coral flood protection and Community Rating System pages; Federal Emergency Management Agency flood map service).
Population | Parcels | Zone AE | Zone X, shaded | Zone X, unshaded |
|---|---|---|---|---|
Block 9010, Anguilla Drive villas | 53 | 34 | 14 | 5 |
Block 9012, Pamplico Court villas | 16 | 13 | 3 | 0 |
All villas | 69 | 47 | 17 | 5 |
Source: FEMA National Flood Hazard Layer, point-in-polygon test of each parcel's coordinate, queried September 12, 2026. The 48 detached Anguilla Drive homes sit in Zone X on the same panel.
Forty-seven of 69 is 68.1 percent in Zone AE. Only one villa lot lies entirely in Zone X, and 46 of the 69 straddle the line, so a neighbor's answer is not your answer.
A lot that straddles a zone line can place the building in one zone and the yard in another. Lenders and insurers look at the building, not the lot. Ask for the elevation certificate, and ask the lender for the flood determination on the specific parcel before the inspection period ends.
A lender typically requires flood insurance on a federally regulated loan for a building in a Special Flood Hazard Area, which includes Zone AE, and may require it elsewhere. The City states that more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area. Ask your lender in writing what it requires for the exact parcel.
Cape Coral has held a Community Rating System Class 5 rating since 2010. Under FEMA's current rating method that 25 percent discount applies to every NFIP policy in the city, X zone included. On November 22, 2024 the City announced that it had retained the 25 percent discount and avoided FEMA probation. Inside one 69-home subdivision, then, every villa gets the same 25 percent, whichever side of the AE and X line it sits on; the zone still decides whether a federally backed lender requires the policy.
FEMA's map change record names Anguilla Drive in a 2009 Letter of Map Revision (case 09-04-3015A) for part of the detached Block 8031 homes, outcome "portion of property removed," revalidation status "not incorporated." It describes the detached homes' block and not the villas, and it predates the 2022 map. Do not rely on it for a villa.
Use FEMA's Flood Map Service Center to look up the exact address, and the City's elevation certificate portal for a certificate on file, noting that buildings from before 1993 may not have one. Treat the FEMA lookup as the map answer and the lender's determination as the answer that governs your loan.
The City's evacuation layer, as read in September 2026 on the community address, places Sandoval in the Central Cape area, evacuation level B, county zone B2, surge zone 2. We carry that from our community guide and did not re-run it at a villa address, so confirm the level for the parcel at the county's lookup before storm season.
The 50 percent rule says that an improvement or repair costing 50 percent or more of a building's market value triggers flood-resistant compliance for the whole building. For a twin villa the federal text measures the building, and Cape Coral publishes no determination for a separately owned attached villa, so the way to a binding answer is to ask the City in writing.
Data updated: October 2026 (City of Cape Coral Substantial Improvement and Substantial Damage notice, updated July 1, 2025; 44 CFR 59.1; read September and October 2026).
The City states that an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Substantial damage is damage of any origin whose repair cost would equal or exceed 50 percent of the building's market value before the damage. Market value for the test is the value of the building only, with land excluded. The City asks for an appraisal within 12 months, or the tax assessment value adjusted by a factor from the property appraiser.
The cost counted includes all labor and materials at market rates and a contractor's overhead and profit. Outside improvements, detached accessory structures, pools, permit fees and plug-in appliances can be left out. A rebuilt or compliant building must have its lowest floor at or above the base flood elevation plus one foot of freeboard. We print no look-back period and no cumulative rule, because the current City notice states neither.
A twin villa is one walled and roofed building across two separately owned lots. For floodplain management, the federal definition of structure is a walled and roofed building, so on the plain text the denominator is the value of the whole twin-villa building. The City's Land Development Code uses "the building or structure" and never subdivides it by ownership, and a search of the City's floodplain article for duplex, townhouse, party wall and condominium returned nothing. The City's own checklist requires condominiums to supply the total building value. It does not address a fee simple attached villa, and we do not say what it would decide.
In your favor, a solo remodel on your half is measured against roughly twice the value, so there is more headroom before the rule trips. Against you, if the other half is substantially damaged, the determination attaches to the building you share, and the compliance work, with elevation the expensive item, becomes a whole-building problem that one owner cannot solve alone. The Neighborhood Declaration's casualty rule above decides who pays after a loss.
You can request a written substantial improvement or substantial damage determination for the specific address from the City's floodplain administrator and keep it with the deed. A determination is address-specific: because 46 of the 69 lots straddle the AE and X line, a determination for the villa next door is not a determination for yours. For a building outside the Special Flood Hazard Area the trigger does not engage the same way.
Insurance on a villa at Sandoval is a homeowners or dwelling policy on your home, flood coverage where your zone or lender requires it, and a wind mitigation inspection that earns credits. No statute makes a Chapter 720 association insure the buildings, so the recorded declaration decides what the association covers.
Data updated: October 2026 (Florida Statutes chapters 718 and 720, 2026 edition; Citizens Property Insurance Corporation published Lee County rates and inspection pages, read October 7, 2026; Instrument 2013000105226, section 7.2.8).
The declaration requires the villa association to carry casualty insurance on the common structural elements of each building, which section 2.4.1 defines as the utility lines serving more than one home, the party walls, the entire roof, the bearing walls and the exterior finish. The owner is encouraged to insure the interior. The limits, deductibles and carrier are in the association's current certificate of insurance, which comes with the resale package. Have your agent read it against section 7.2.8 before you remove your inspection contingency.
A villa is a fee simple lot coded single family, not a condominium unit, so the condominium unit-owners form that covers only the interior is not the right fit. Citizens describes an HO-3 as the most common homeowners policy for single-family homes and duplexes. Your agent will quote the form that fits the building you own and the association coverage behind it.
Under Florida's Citizens statute, section 627.351, personal lines residential policies on property in the Special Flood Hazard Area must carry flood coverage at issuance or renewal, with a phased requirement reaching all other Citizens personal lines policies on January 1, 2027, and the exemption for condominium unit owners policies does not apply to a villa. At the parcel point 47 villas are in Zone AE, which is inside the Special Flood Hazard Area, and 22 are in Zone X. A private carrier or lender can require flood coverage on its own terms.
The state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, records the construction features insurers must credit, and an authorized inspector completes it. Roof covering is the strongest answer on the form where the roof meets the Florida Building Code at installation, has a permit application on or after March 1, 2002 or is original and built in 2004 or later. Every villa reaches that answer, both because it was built from 2013 to 2017 and because of the 2024 re-roof permits. The other credited attributes, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection, come only from an inspection of the specific building. County records show shutters, not impact glass, on 68 of the 69 villas.
Citizens' 2026 approved rate filing for Lee County reports, for homeowners multiperil (form HO3), 5,586 policies with an average premium of $3,322 before and $3,039 after an approved change of minus 8.5 percent. That is Citizens policies across Lee County with their own coverage amounts, not a quote for a villa and not a market average. We print no premium for a villa because none was found from a dated published source.
Citizens requires a four-point inspection for homes over 20 years old, and asks for documentation of at least five years of remaining useful life once a roof passes 25 years. The villas were built from 2013 to 2017, so the building age is under the 20-year line, and the roofs were replaced in 2024. Other insurers set their own rules, so get binding quotes on the specific address during your inspection period.
Order the wind mitigation inspection and the flood determination for the specific building, collect the association's certificate of insurance, and ask two carriers for binding quotes before the inspection period ends. A quote is what prices the home, and the decision to buy should wait for it.
Between April 8 and April 12, 2024, 68 of the 69 villas at Sandoval filed City of Cape Coral permits to replace their roofs, and the 69th filed on July 8, 2024. Hurricane Ian made landfall on September 28, 2022; every villa was already standing, and the City's permit record shows three emergency disaster recovery permits on Anguilla Drive after the storm.
Data updated: October 2026 (City of Cape Coral EnerGov permit record, applied dates September 28, 2022 to September 12, 2026, read September 12, 2026; National Hurricane Center Tropical Cyclone Report AL092022).
A search of the City's permit portal for Anguilla Drive and Pamplico Court returned 164 permits across the window, of which 88 were roofing permits. Sixty-eight of the 69 villas filed roof permits between April 8 and April 12, 2024, many on consecutive permit numbers, and the sixty-ninth on July 8, 2024. Every villa roof is therefore under five years old on the permit record.
The permit result grid does not carry the applicant or the contractor. We do not know who filed, who paid or how it was funded, and we do not call it hurricane damage; the dates do not support that. The county cost card records the roof cover as modular metal on 68 of the 69, while the recorded 2013 covenant calls for flat, clay or concrete tile with discretion for the Design Reviewer to approve other materials. We publish both facts and draw no conclusion. The permit detail page and the association's resale package show the contractor and the funding.
A buyer is looking at a home of 2013 to 2017 construction with a roof reset in 2024. In a Florida insurance market where carriers get restrictive as roofs age, that is a documented asset, and it reaches the best answer on the roof covering line of the wind mitigation form. It also tells you how the shared-structure association works from the outside.
The National Hurricane Center's report says Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 at 130 knots, about 150 miles an hour, and gives maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee River, noting that the sensors in Matlacha and Cape Coral were lost. No source we found states a surge depth, or the absence of one, at a Sandoval address, and the report gives no Cape Coral wind speed. In Lee County at least 52,514 structures were affected, a county figure and not a Cape Coral one.
After Ian, the City's permit record shows three emergency disaster recovery permits on Anguilla Drive and none on Pamplico Court, and zero on either street after Hurricanes Helene and Milton in 2024. A permit record cannot prove the absence of damage, because repairs can be done without a permit or paid by an owner out of record, and we do not claim it does. Ask the seller for the disclosure and the permit history.
The county record shows shutters, not impact glass, on 68 of 69 villas, and permits for shutter work appear on both streets after Ian. A permit is not an inspection result, so the wind mitigation inspection is what documents opening protection.
Property tax on a villa at Sandoval is the Lee County and City of Cape Coral ad valorem levies, 15.3806 mills in 2025, plus non-ad-valorem assessments that ran to a median of $1,026.85 on the 69 villa bills. There is no Community Development District line. A sale resets the assessment, so the seller's bill is not your bill.
Data updated: October 2026 (Lee County Property Appraiser 2025 millage book and 2026 millage book printed October 9, 2026, read October 15, 2026; Lee County Tax Collector certified 2025 bills, read September 12, 2026; City of Cape Coral release of October 6, 2026; homestead and Save Our Homes figures for 2026).
The 2025 certified total for Lee taxing district 057, the City of Cape Coral, is 15.3806 mills across 13 levies: Lee County general 3.7623; schools 3.0710 by state law and 2.2480 by local board; the City 5.1471; the City's parks voted debt 0.1608; and smaller county, water management, mosquito, hyacinth and navigation levies. Every villa bill carries the same millage, and none carries a Community Development District or a special district line.
For 2026 the City kept its operating rate at 5.1471, with a final hearing on September 24, 2026 and a City release dated October 6, 2026. Lee County held 3.7623, and the School Board adopted 5.271 mills. 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 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 value over $50,000 for non-school taxes only. The application deadline is March 1 of the year you first qualify. Save Our Homes limits the yearly rise of a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, which is 2.7 percent for 2026. A homestead owner may carry up to $500,000 of accumulated benefit to a new Florida homestead. Amendment 3 is on the November 3, 2026 ballot and is not law.
We use an assessed value of $315,000 with a homestead. Non-school taxable value is $315,000 minus $25,000 minus $26,411, which is $263,589; at 10.0540 mills that is $2,650.12. School taxable value is $315,000 minus $25,000, which is $290,000; at 5.271 mills that is $1,528.59. The ad valorem total is $4,178.71. Without a homestead the same home at 15.3250 mills is $4,827.38, so the 2026 homestead exemption is worth $648.67 a year on this example. This is not a tax bill.
The 2025 non-ad-valorem median across all 69 villa bills was $1,026.85, of which the City solid waste assessment was $384.25 and the Lee County solid waste assessment $36.56 on every bill. The City fire service median was $543.64 (range $533.23 to $557.52), and stormwater was $62.40 on 68 of the 69. One villa also carried a clean-energy financing assessment, which is a class of lien to look for in the title search. Add $4,178.71 to $1,026.85 and the combined illustration is $5,205.56 a year, or $433.80 a month. The City adopted fiscal year 2027 rates in August 2026, with stormwater at $163 and solid waste unchanged at $384.25, so the November 2026 bill governs.
A change of ownership removes the seller's Save Our Homes cap and reassesses the home toward market value. The state's disclosure under section 689.261 warns of exactly this. On the 2025 villa bills a homesteaded and a non-homesteaded villa of the same plan differed by about $3,470 in the combined bill ($1,575.58 against $5,043.13). That gap is a tax-status fact, not a statement about anyone, and it is why you should not underwrite from the seller's bill.
Section 197.162 gives a discount for early payment of the tax bill: 4 percent in November, 3 percent in December, 2 percent in January, 1 percent in February and none in March. On the illustration's $5,205.56, a November payment at 4 percent saves $208.22.
The villas are on City of Cape Coral water, sewer and irrigation, the City's curbside trash route with Thursday pickup, and the community's bulk fiber agreement, which the association describes as part of the master assessment. The City's Utilities Extension Project served this part of Cape Coral, and neither 2025 Sandoval sample bill carried a utilities extension assessment.
Data updated: October 2026 (City of Cape Coral water, wastewater and irrigation rate schedule effective October 1, 2026; City solid waste route layer and county garbage field, read September 12, 2026; association documents page read October 7, 2026).
City rates effective October 1, 2026 for a 5/8-inch meter: a water capacity charge of $25.36 a month, use at $5.44 per 1,000 gallons up to 5,000 gallons; a wastewater capacity charge of $32.83 a month plus $12.85 per 1,000 gallons; and irrigation at a flat $13.40 a month for a single-family home. At 5,000 gallons of water and 5,000 gallons of wastewater a month, water is $52.56, wastewater is $97.08 and irrigation $13.40, which is $163.04 a month, or $1,956.48 a year. That is a stated-usage example, not a bill.
Irrigation at these addresses is City reclaimed water on a separate line, supplemented by canal water at peak demand, and the City's watering schedule assigns two days a week by the last digit of the address. Addresses ending in 0, 1 or 2 water Monday and Thursday; 3, 4 or 5, Tuesday and Friday; 6 or 7, Wednesday and Saturday; 8, Wednesday and Sunday; 9, Thursday and Sunday.
The City's ownership layer names Sandoval's utilities as a developer contribution, records zero septic systems and zero wells at these parcels, and neither 2025 Sandoval sample bill carried a utilities extension, water, sewer or irrigation assessment. The City says it has extended water, sewer and irrigation to nearly all of Cape Coral south of Pine Island Road. We still order the City's free payoff request for the exact parcel.
All 69 villas are on the City's residential route: 16 of 16 sampled villa addresses returned Thursday pickup, and the county's garbage field reads residential on all 69. That is why every villa bill carries the City solid waste assessment of $384.25 while Somerville's condominium buildings, on containerized service billed through the association, carry none. The City collects garbage, recycling, horticulture and bulk once a week, with three feet of clearance around carts and five feet from mailboxes, trees and parked cars. On a 37-foot-wide lot that clearance takes planning.
In 2025 the association contracted Blue Stream Fiber to build fiber to the home and the bulk agreement is described as part of the master assessment. The association's documents page still reads "up to 500 Mbps" and does not mention the new provider, so we print no speed. Ask the seller what the home receives and for a bill.
Whether a villa address gets door delivery, a curbside box or a cluster box is not established, and we do not state it. The electric provider for Sandoval was not verified, so we name none. Both are one-line questions for the seller and the association.
A villa owner belongs to the master association and uses the same Club Sandoval amenities as every Sandoval owner: a lagoon pool with a waterslide, a fitness center, tennis, pickleball and bocce courts, dog parks, a fishing pier and the Esplanade. The villa association owns no land and has no amenity of its own. There is no golf course, marina or boat ramp.
Data updated: October 2026 (Sandoval Community Association documents and amenity pages as read in August and September 2026 and carried on our community guide; Lee County Property Appraiser roll dated October 4, 2026).
Club Sandoval is two buildings totaling 11,944 square feet on a 7.49-acre tract, built in 2006 and 2021. The community has one Lagoon Pool with a waterslide and a 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.
There is no private pool on any of the 69 villas. The same county reading returned nine private pools on the 48 detached homes beside them, so the zero is a measurement. Swimming happens at the community amenity.
The recorded Use Restrictions, recorded July 12, 2005, prohibit swimming, boating and personal flotation devices on every Sandoval water body. The county roll shows no boat docks and no seawalls on Sandoval homes. A lake view is a view, and the master maintains the bank.
Amenity access is by resident identification card from 7 a.m. to 7 p.m., with tenant cards at $11 and vehicle stickers at $15 each. The clubhouse private-party room is rented at an hourly rate under a policy dated July 3, 2019, so we describe the structure and leave the amount to the association's current schedule.
Somerville at Sandoval has a second pool and cabana on its own recreation tract that belong to the Somerville recreation association and are funded by Somerville owners alone. The villas have no equivalent, which keeps the villa fee stack from paying for a second pool.
A Villas at Sandoval address sits in a pool of schools under the School District of Lee County's 2026 to 2027 Student Enrollment Plan: Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3. It is a pool of choices, not one assigned school, so confirm the current zone with the district.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027, approved December 1, 2025, as read September 8, 2026; route miles computed October 7, 2026).
Zone A lists Hector A. Cafferata Jr. K-8, Patriot Elementary, Skyline Elementary and Trafalgar Elementary. Straight-line distance from the community address is 0.69 miles to Trafalgar Elementary, 2.32 to Patriot, 2.37 to Skyline and 2.48 to Cafferata. By route, Trafalgar Elementary is 1.0 mile from Club Sandoval.
Zone BB lists Gulf Middle and Trafalgar Middle. Trafalgar Middle is 0.46 straight-line miles from the community address and 0.5 route miles from Club Sandoval, and Gulf Middle is 2.73 straight-line miles away.
High School West Zone, sub-zone 3, lists Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High. Ida S. Baker High is 2.63 straight-line miles and 3.3 route miles from Club Sandoval, Mariner High 3.19, Cape Coral High 3.26, North Fort Myers High 7.51 and Island Coast High 9.26 straight-line miles.
Lee County uses proximity zones and a choice process, so "zoned for" is the wrong phrase. The district's open enrollment runs online each January, and charter schools operate separately. The state publishes a school grade for every school each year, and we link to the Florida Department of Education's workbook in the documents list instead of repeating letter grades here.
From the villas, the Shops at Surfside grocery is about 1.5 route miles away, Cape Coral Hospital 7.6, Fort Myers Beach 19.8, Sanibel 24.5 and Southwest Florida International Airport 25.8. Downtown Fort Myers is 13.2 route miles from Club Sandoval. We give miles only, never a travel time.
Data updated: October 2026 (route miles computed on the OpenStreetMap network with a driving profile, October 7, 2026, from Club Sandoval, and September 12, 2026, from Anguilla Drive; destinations geocoded with the U.S. Census Bureau geocoder).
Destination | Route miles from Anguilla Drive (September 12, 2026) | Route miles from Club Sandoval (October 7, 2026) |
|---|---|---|
Club Sandoval | 0.6 | Not applicable |
Shops at Surfside grocery | 1.5 | 1.3 |
Cape Coral City Hall | Not run | 5.2 |
Cape Coral Hospital | 7.6 | 6.6 |
Downtown Fort Myers (City Hall) | Not run | 13.2 |
Gulf Coast Medical Center | Not run | 16.1 |
Fort Myers Beach (Lynn Hall Memorial Park) | 19.8 | 19.4 |
Punta Gorda (City Hall) | Not run | 23.5 |
Sanibel (City Hall) | 24.5 | 25.3 |
Southwest Florida International Airport | 25.8 | 25.4 |
Naples (City Hall) | Not run | 52.4 |
Source: public OSRM routing engine, our analysis. Miles only, with no travel time or time-of-day claim.
Toll trips on the Cape Coral Bridge and Midpoint Memorial Bridge are charged only on trips from Fort Myers to Cape Coral or Sanibel, at $2.00 with a transponder or prepaid account and $5.00 pay-by-plate for a two-axle vehicle. LeeWay offers an unlimited-trip program at $330 a year. One tolled crossing each working day at $2.00 over 250 days is $500 a year, so the program is $170 less in that example.
The villas sit inside the Sandoval gate, 0.6 route miles from Club Sandoval, so most daily errands are short and the bridge crossings are the long legs. Distances are route miles on the day we ran them and change with detours and construction.
Near the Villas at Sandoval, 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, and the Cape Coral Bridge is slated for replacement. All 69 villa parcels sit in the Commercial Corridor zoning within the Pine Island Road District future land use.
Data updated: October 2026 (City of Cape Coral Cape Coral Grove page; Lee County Board of Commissioners release of September 19, 2023; zoning read September 12, 2026).
The City lists Cape Coral Grove as a 131-acre mixed-use town center on SW Pine Island Road. We carry the 1.6 route miles from Anguilla Drive as read on September 12, 2026. A project listed by the City is not a project built, so we state no opening date or tenant list.
Every villa parcel is zoned CC, Commercial Corridor, inside the Pine Island Road District future land use, while 722 Sandoval parcels are R1 single-family and Somerville is RML multi-family low. That is a recorded fact about the land, and it means a buyer should read the City's zoning for the neighboring parcels before assuming what stands next to the community.
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 figures disagree.
For a buyer, the items worth checking before an offer are the City's public hearing cases near Sandoval Parkway and Pine Island Road and the County's road projects. Both are public and free to read, and we pull them for you.
We find a Villas at Sandoval buyer the right home by starting with the monthly number, narrowing to the street, the lake side and the side of the building, and pulling the lot file before any tour. In a subdivision of 69 homes and seven sales a year, the work is knowing which villas are likely to come to market.
We start from the sourced pieces: the fee total, the tax illustration, the assessments, the utilities, and your own mortgage and insurance quotes. A villa's fee stack is nearly $5,000 a year above a detached Sandoval home's at the median, so the monthly number decides the price range before the street does.
We confirm you want the attached villa, the detached Anguilla Drive home or a Somerville condominium, and we explain the legal difference. The decision table above is the tool we use.
For each villa we pull the lake or non-lake position, the FEMA zone for the building, the year built, the heated area, the permit history, the tax bill and the association documents. Pamplico Court has had no qualified sale in the window, so on that street the comparison comes from Anguilla Drive with adjustments.
Tours run through the resident's gate access, so we arrange them with the listing agent in advance. We look at the party wall, the garage and the driveway against the parking rules, the lanai and the lake bank, and we photograph the roof line.
We negotiate a villa purchase from the recorded sales, the sourced costs and what the documents reveal, not from a list price. With seven recorded sales from $295,000 to $339,000, the county record sets a bracket, and the two association certificates and the inspection give you the leverage within it.
The bracket is $295,000 to $339,000 with a median of seven at $315,000. A list price above the bracket needs a reason: a lake lot, a renovated interior or a corner. A list price below it deserves a closer look at the roof and the association file.
Southwest Florida MLS, pulled October 10, 2026, shows a mean sale-to-list ratio of 94.5 percent across the eight villa closings of the 12 months to September 25, 2026, each between 90.6 and 98.3 percent. No villa was listed on the pull date, so take a $335,000 list price as an example: 94.5 percent of it is $316,575, which is $18,425 under the list price. That is arithmetic on eight closings, not a prediction for any one home.
We write the inspection period long enough to receive both estoppel certificates, the resale package and the insurance quotes. We make the contract contingent on the association documents, on the flood determination and on the wind mitigation form, and we negotiate who pays the reserve contribution and the resale capital assessment.
If the certificates show a delinquency, a pending assessment or a lease approval, that is a price and timing conversation. If the budget shows no reserve for the roof or exterior, we price a special assessment into the offer. If the certificate of insurance has a high deductible, we price it.
Your deposit sits in escrow under the contract. The inspection, financing and document contingencies are what protect it, and we diary each deadline in writing.
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, stating the amount or rate of the agent's compensation and that broker commissions are not set by law and are fully negotiable. The requirement comes from the industry settlement, not from a Florida statute.
Data updated: October 2026 (National Association of REALTORS written buyer agreement and settlement pages; Florida Statutes section 475.278, 2026 edition; read October 7, 2026).
The agreement must be in place before any in-person or live virtual tour and must state the compensation. Offers of compensation to a buyer's broker are no longer advertised on the multiple listing service, though a seller may still choose to offer one off the service, and seller concessions may still be listed.
Chapter 475 does not require a buyer agreement before a showing. Florida presumes a licensee acts as a transaction broker unless a single-agent or no-brokerage relationship is set in writing, and a licensee may not act as a dual agent under section 475.278. We use the Florida Realtors Exclusive Buyer Brokerage Agreement, and we explain every line before you sign.
On a villa resale, the compensation is a term you negotiate with your agent and, where the seller offers it, with the seller. We tell you the figure before you tour, and we do not publish a commission rate, because none is set by law.
A villa at Sandoval is financed as a single-family home, but your lender will count both associations' dues in your debt-to-income ratio and may require flood insurance for the parcel. Because only seven villas recorded in 12 months, the appraiser will lean on the same few sales you do.
At the multiple listing service median of $7,862 a year, the associations add $655.17 a month to the housing payment a lender counts, alongside taxes and insurance. Your lender will use the amounts on the two estoppel certificates.
An appraisal is built from comparable sales, and the villa set is small. Ask your lender about the appraisal early, and be ready for a gap between the contract price and the appraised value on a villa that sits above the recorded bracket.
The lender's flood determination applies to the parcel, so for a straddling lot the answer is specific. We recommend you get binding insurance quotes before the loan commitment so the premium is in the payment you qualify on.
We print no mortgage rate. Freddie Mac publishes the weekly Primary Mortgage Market Survey, and the Consumer Financial Protection Bureau and HUD publish buyer guides. We link them in the documents list, and your lender gives you the rate that applies to your file.
A villa at Sandoval offers a one-story attached home of 2013 to 2017 construction with a roof reset in 2024, lake frontage on 49 of 69, city trash service and no district line on the tax bill. The trade-offs are a shared wall, two associations, a recurring fee stack near $7,862 a year and a very thin sales record.
The list does not say a villa is better or worse than a detached home or a condominium. It says which costs, rules and risks come with each. The decision table above lets you set them side by side, and we set them side by side with you.
If you are also selling a Florida home to buy a villa at Sandoval, the two transactions need one plan: the sale funds the purchase, the closing dates must line up, 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 own a villa and want to move, start with our Villas at Sandoval home valuation, built on the recorded villa sales, and read our guide to selling your home in the Villas at Sandoval. Call Jesse direct at (239) 898-6072.
The two estoppel clocks, the inspection period and the lender's timeline all run at once. We map the dates before you sign so the sale closes on or before the purchase.
For a home in another Cape Coral neighborhood, start with our Cape Coral buyer's guide and the Cape Coral area guide. If you are also weighing another community, our guides to Cape Royal and Bella Vida cover two nearby communities.
A custom Villas at Sandoval listing alert tells you about the right villa the day it reaches the market. With about seven sales a year, the buyers who see a correctly priced villa first are the ones who tour it and write the first offer.
Price and bedrooms are the least useful filters, because every villa is two bedrooms and two baths. The filters that matter are the street, lake or non-lake, the year built, and whether the listing is a true attached villa or one of the detached Anguilla Drive homes that listings sometimes call villas.
To see what is for sale in Cape Coral, browse our team's search on DomainRealtyGroup.com, or 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.
The Villas at Sandoval buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, compare villa, detached and condominium paths, flag the lots that need a closer look at the flood file, and give you the document list for the addresses you like. There is no charge and no obligation.
A carrying-cost model with both associations separated from the mortgage; the seven recorded villa sales and the comparable set for the homes you are considering; the FEMA zone for any address you name; and a read of the association documents against the checklist in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home, how you plan to use the home, and whether the leasing rule, the parking rules or the lake position decides it.
Use our buyer representation page 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 Villas at Sandoval transactions unless the client says so, and we do not display an aggregate rating.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
These are the Villas at Sandoval questions a buyer will ask that no public primary source we could read on October 7, 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing sheet, and each item below names what settles it.
The questions below are the ones Villas at Sandoval buyers ask us most, from what a villa is and what it costs to the associations, leasing, flood and insurance. 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 Division of Corporations records; association documents read October 7, 2026; FEMA National Flood Hazard Layer queried September 12, 2026; Florida Statutes, 2026 edition; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
The Villas at Sandoval are 69 attached twin villas inside the gated Sandoval community in Cape Coral, Florida 33991: 53 on Anguilla Drive and 16 on Pamplico Court. Each is a one-story, two-bedroom, two-bath home of about 1,542 square feet of county heated area, built from 2013 to 2017 by Taylor Morrison of Florida, Inc. (Lee County Property Appraiser; our Villas at Sandoval community guide).
They are inside Sandoval, which sits on Veterans Memorial Parkway west of Surfside Boulevard, with named gates at Veterans Memorial Parkway and Pine Island Road. The association's address is 2573 Sandoval Parkway, Cape Coral, FL 33991, and Anguilla Drive is 0.6 route miles from Club Sandoval (association documents).
There are 69 on the county roll dated October 4, 2026. One further platted lot, Block 9010 Lot 51, appears in the parcel fabric with no owner and no tax account, so we publish 69 and note that a 54th Anguilla Drive lot exists on paper (Lee County Property Appraiser).
No. Each villa is a fee simple platted lot under a Chapter 720 homeowners association, and the villa association's Articles of Incorporation say it is not a condominium association and not governed by Chapter 718. Somerville at Sandoval, next door, is the community's condominium regime (Florida Division of Corporations; Florida Statutes chapter 720).
In the 12 months to September 25, 2026, Lee County recorded seven qualified villa sales from $295,000 to $339,000, all on Anguilla Drive, with a median of the seven of $315,000. The 24-month window holds ten sales at a median of $320,500 (Lee County Property Appraiser, our analysis).
Seven qualified sales recorded in the county file, which is 10.1 percent of 69. The Southwest Florida MLS counted eight closings in the same 12 months (pulled October 10, 2026), because it includes a July 16, 2026 transfer at $322,000 that the county file does not code as qualified.
The villas are attached twins at house numbers 2606 to 2664, built 2013 to 2017 by Taylor Morrison, all two bedrooms. The detached homes at 2457 to 2557 are free-standing, built 2011 to 2013 by Pulte, three bedrooms on 46 of 48, and belong to the master association only (Lee County Property Appraiser).
Villa closings in the 12 months to September 25, 2026 reported a median of $7,862 a year in total recurring association fees across eight closings, against $2,932 for Sandoval single-family closings (Southwest Florida MLS, pulled October 10, 2026). The master publishes $682.50 and $1,063.72 a quarter as published, and the villa assessment is unpublished (association documents).
The master association publishes $682.50 a quarter without landscaping and $1,063.72 with landscaping, which is $2,730.00 and $4,254.88 a year. Its page carries no effective date, so treat them as figures as published and confirm the current amount on the estoppel certificate (association documents).
It is set by the Villas I board in its annual budget, divided equally among the homes and payable quarterly in advance, and it is published nowhere. The estoppel certificate states the exact amount, as of a date, in writing (Florida Statutes section 720.30851).
It is $1,000.00 payable to the villa association on the conveyance of a lot or home, added by Instrument 2022000242020, recorded July 26, 2022. The board may change it by resolution, so the estoppel certificate states the current amount (association documents).
A financing buyer pays mortgage documentary stamps of $0.35 per $100, the 2-mill intangible tax, recording and lender charges; at a $315,000 price with 20 percent down that is $882 plus $504, or $1,386, in state taxes. The contract sets who pays the $4,000 reserve contribution, the $1,000 assessment and two estoppel certificates (Florida Statutes section 201.08; section 199.133).
Two, because the parcel belongs to two associations. At the state's current caps that is up to $598, up to $836 if both are expedited and up to $956 if both accounts are delinquent. Each association has ten business days to issue its certificate (Florida Department of Business and Professional Regulation).
The master publishes that Sandoval has no association application process for new buyers. Whether the villa association adds its own is not published, so check the villa estoppel certificate rather than assume (association documents).
Yes, within tight limits. The recorded 2018 amendment allows no more than two leases in any twelve months, each for at least ninety consecutive days and at most one year, and every lease also goes through the master's application, $100 fee and 15-day clock (association documents).
No. The villa declaration prohibits subleasing, room sharing and daily rentals, and the ninety-day minimum rules out weekly and monthly turnover. Occupancy of a leased home is limited to two persons per bedroom (association documents).
Yes. The villa declaration permits two domestic dogs or cats per home without board permission, sets no weight limit, does not cap birds or fish and prohibits two breeds by name plus exotic or venomous animals. The master's rules add leash and clean-up requirements (association documents).
The villa association maintains, repairs and replaces the entire roof under sections 2.4.1.3 and 7.1.8 of the Neighborhood Declaration. Replacement is outside operating expenses, so it is funded by reserves, a special assessment or borrowing (association documents).
The villa association paints the exterior walls, doors, windows and garage doors and maintains landscaping between the lot line and the road, while the master maintains the lake bank. The owner keeps windows, screens, garage door hardware and railings (association documents).
The two adjoining owners own it as tenants in common and share responsibility for its maintenance, repair and replacement under section 2.4.1.2. Neither association carries responsibility for it, apart from the exterior portion separating a patio or back yard (association documents).
The declaration requires the villa association to carry casualty insurance on the common structural elements, defined to include the roof, bearing walls, party walls and exterior finish, and encourages you to insure the interior. No statute requires a Chapter 720 association to insure the buildings (Florida Statutes chapter 720).
If insurance falls short by $25,000 or less, the association restores the building and assesses all villa lots. If the shortfall exceeds $25,000, a majority of the voting interests decides whether to rebuild, and restoration assessments fall on the owners in the damaged buildings (association documents).
It depends on the lot. At the parcel point 47 of the 69 villas are in Zone AE and 22 in Zone X, and 46 of the 69 straddle the line, all on panel 12071C0244G effective November 17, 2022 (FEMA Flood Map Service Center).
A lender typically requires it where the building is in the Special Flood Hazard Area, which includes Zone AE, and a Citizens policy there must carry flood coverage. Outside that area it may be optional, so get the lender's determination in writing (FloodSmart).
An improvement or repair costing 50 percent or more of a building's market value triggers flood-resistant compliance. The federal text measures the building, and Cape Coral publishes no determination for a separately owned attached villa, so ask the City for one in writing (City of Cape Coral).
The 2025 certified millage was 15.3806 mills and the 2025 non-ad-valorem median on the 69 villa bills was $1,026.85. At an assessed $315,000 with a homestead, the 2026 ad valorem tax is $4,178.71 (Lee County Property Appraiser).
No. Every Sandoval parcel is in Lee taxing district 057, and no villa bill carries a Community Development District or special district line (Lee County Tax Collector).
Neither 2025 Sandoval sample bill carried a utilities extension assessment, and the City says water, sewer and irrigation reach nearly all of Cape Coral south of Pine Island Road. We still order the City's payoff request for the parcel (City of Cape Coral Utilities Extension Project).
The master amenities: Club Sandoval, the Lagoon Pool, fitness center, tennis, pickleball and bocce courts, dog parks, a fishing pier and the Esplanade. The villa association has no amenity of its own (association documents).
No. There is no golf course, marina or boat ramp, and the recorded Use Restrictions prohibit swimming and boating on every Sandoval water body (association documents).
A Sandoval address sits in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, a pool of choices under the 2026 to 2027 plan. Confirm the current zone with the district (School District of Lee County).
From Anguilla Drive, Southwest Florida International Airport is 25.8 route miles, Fort Myers Beach 19.8 and Sanibel 24.5; downtown Fort Myers is 13.2 route miles from Club Sandoval. These are miles only, not travel times (OpenStreetMap routing engine, our analysis).
The association describes internet as part of the master assessment, and in 2025 it contracted Blue Stream Fiber for fiber to the home. Its documents page still reads "up to 500 Mbps," so we print no speed (association documents).
By the City of Cape Coral's residential route, with Thursday pickup on 16 of 16 sampled villa addresses, and the villa tax bills carry the City solid waste assessment of $384.25 (City of Cape Coral assessments).
The villas are one-story attached homes on platted lots under Chapter 720 with two associations and a median of seven sales at $315,000. Somerville is a Chapter 718 condominium with up to three associations and a median of 15 sales at $255,000 (Lee County recorded sales, our analysis).
Not outside the garage. The master's Use Restrictions bar street parking and require commercial vehicles, boats, trailers and most pickups to stay in an enclosed garage, with narrow driveway exceptions for loading and a standard unlettered pickup (association documents).
Both estoppel certificates, the Neighborhood Declaration and amendments, the adopted budget and reserve schedule, the certificate of insurance, the 720.401 disclosure summary, the flood disclosure, the permit history and the wind mitigation form (Florida Statutes section 720.401).
Since August 17, 2024 a buyer signs a written agreement before touring, stating the compensation, which is fully negotiable and not set by law (National Association of REALTORS).
Call Marc at (239) 287-5873, or use our buyer representation page. We bring the seven recorded sales, both associations' documents and the flood file for the building you like.
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 Villas at Sandoval buyer is handed several of these during a transaction, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Sandoval governing documents page | Sandoval Community Association | |
Estoppel certificate fees notice | Florida Department of Business and Professional Regulation | |
Fla. Stat. 720.30851, estoppel certificates | Florida Senate | |
Fla. Stat. 720.401, HOA disclosure summary | Florida Senate | |
Fla. Stat. 689.261, property tax disclosure | Florida Senate | |
Fla. Stat. 689.302, flood disclosure | Florida Senate | |
Fla. Stat. 718.503, condominium resale disclosure | Florida Senate | |
Florida Division of Corporations search | Florida Department of State | |
Substantial Improvement and Damage notice | City of Cape Coral | |
Flood protection and elevation certificates | City of Cape Coral | |
Elevation certificate portal | City of Cape Coral | |
Permit search | City of Cape Coral | |
Payoff request service | City of Cape Coral | |
Assessments and annual rates | City of Cape Coral | |
Water, wastewater and irrigation rates | City of Cape Coral | |
2025 taxing district millage book | Lee County Property Appraiser | |
2026 millage book | Lee County Property Appraiser | |
General exemption information | Lee County Property Appraiser | |
Flood Map Service Center | FEMA | |
National Flood Hazard Layer | FEMA | |
2026 approved rate changes by county | Citizens Property Insurance Corporation | |
Your wind mitigation inspection | Citizens Property Insurance Corporation | |
Student Enrollment Plan 2026 to 2027 | School District of Lee County | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
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 | |
Primary Mortgage Market Survey | Freddie Mac |
Every source below for this Villas at Sandoval guide was read or checked on October 7, 2026. Where a figure is our own tabulation, the text says so beside it. No competitor brokerage, listing portal or builder page appears here, by policy. County sales figures come from Lee County Property Appraiser public roll and sale files, our analysis.
McGreevy and Comisar are the Southwest Florida team Villas at Sandoval buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Villas at Sandoval 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 the Villas at Sandoval, Cape Coral, Florida, McGreevy and Comisar represents homebuyers across Cape Coral, Lee County, Fort Myers, Estero, Bonita Springs, Naples, Punta Gorda, Charlotte County and Collier County. Whether you are relocating, buying your first home, buying an attached villa 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 Villas at Sandoval neighborhood guide. Selling first? Read how we sell homes in the Villas at Sandoval. Ready to buy? Start your buyer consultation or call Marc at (239) 287-5873. Owners can also see what their villa 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 villa 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 Property Appraiser public roll dated October 4, 2026 and county recorded sales through September 25, 2026, our analysis. Brokered by Domain Realty.