What Is My Sandoval Home Worth?

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.

By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole community first, including the gates, the 27 neighborhoods, the fees, flood, schools and daily life, our Sandoval community guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: how a Sandoval home is actually priced, on the Lee County record.

What Is a Sandoval Home Worth in 2026?

A Sandoval home in Cape Coral is worth what recorded sales of the same product, neighborhood, street and size support. Lee County recorded 92 Sandoval home sales in the 12 months to September 25, 2026, from $212,500 to $780,000 at a $359,500 median, and the three products inside the community sold at very different levels.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).

We tracked every recorded Sandoval sale in the 12 months to September 25, 2026: 92 sales, read one by one and sorted by product, street, size, year built and price band. Every price opinion our team writes in Sandoval starts from that record.

Sandoval is a gated, master-planned community on Veterans Memorial Parkway in Cape Coral, Florida 33991, with named gates at Veterans Memorial Parkway and Pine Island Road. The Lee County roll dated October 4, 2026 lists 1,406 homes: 1,166 detached single-family homes, 69 attached twin villas and 171 condominium units. They were built from 2005 to 2019, and the median year built across the single-family lots is 2010. The community has no boat access of any kind, no Community Development District and a two-story height cap.

That mix is why a single Sandoval number misleads. A detached home on a lake-edge lot, an attached villa on Anguilla Drive and a Somerville condominium sit in one gate and three markets, with three different association layers and three different groups of nearby sales. The recorded sales that anchor a price are in the county file, and they tell a seller more than a portal estimate can.

Seven Sandoval figures, seven different questions

Each row has its own count and its own definition, so we never add the rows, average them or subtract one from another. The detached, villa and condominium counts do partition the total: 70 plus 7 plus 15 equals 92.

Which Sandoval number applies to your home

Start with four questions. Is your home a detached house, a twin villa on Anguilla Drive or Pamplico Court, or a Somerville condominium on Somerville Loop? Which of the 27 named neighborhoods and which street is it on? How many square feet of county heated area does it have, and which year was it built? And does it carry a private pool or lake frontage? Those answers move a Sandoval valuation further than the community median does, and the sections below measure each of them.

Why the county record leads in Sandoval

The Lee County Property Appraiser records every deed, and the qualified sales file lets us count, sort and list them. We use the Southwest Florida MLS only for the measures it alone carries: days on market, sale-to-list ratio, months of supply, active inventory and an MLS closing count. For those fields this page uses the Southwest Florida MLS (Matrix) pull of October 10, 2026, which covers the same 12 months to September 25, 2026 as the county record, and labels every such figure with its instrument. We do not borrow a figure from a neighboring community to fill a gap, and a county price per square foot is always "per square foot of county heated area" and never set beside an MLS living-area figure.

Table of Contents

• What Is a Sandoval Home Worth in 2026?
• Key Takeaways: What Should a Sandoval Seller Know Before Asking for a Price?
• Why Do Sandoval Sellers Call McGreevy and Comisar First?
• How Do I Get a Free Sandoval Home Valuation?
• How Is a Sandoval Home Actually Priced?
• Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Sandoval?
• What Moves a Sandoval Home's Value Up or Down?
• What Is the Difference Between a Detached Home, a Twin Villa and a Somerville Condominium?
• What Do Recorded Sales Show in Sandoval?
• Are Sandoval Home Prices Rising or Falling?
• How Long Does a Sandoval Home Take to Sell?
• How Much Does Each Sandoval Neighborhood Differ?
• What Do Sandoval Streets Show?
• Does Size Set the Price of a Sandoval Home?
• Does Year Built Matter in Sandoval?
• Do Lake and Pool Position Change a Sandoval Price?
• Which Sandoval Sales Are the Best Comparables?
• What Do Twin Villas and Somerville Condominiums Sell For?
• What Will a Buyer Pay to Own Your Sandoval Home?
• What Do the Association Layers Mean for Your Sandoval Sale?
• How Do Taxes and City Charges Shape What a Buyer Will Pay?
• How Do Flood Zone and Insurance Affect a Sandoval Price?
• How Does Sandoval Compete With Other Cape Coral Communities?
• Sandoval vs Coral Lakes: Which Home Wins With a Buyer?
• Do New Homes Elsewhere in Cape Coral Change a Sandoval Price?
• What Must a Sandoval Seller Disclose?
• What Does It Cost to Sell a Sandoval Home?
• Do Location, Schools and Roads Change a Sandoval Price?
• Want a Free In-Person CMA for Your Sandoval Home?
• Frequently Asked Questions, Seller Edition: Sandoval Home Values
• What Sandoval Sellers Say About Working With Us
• Downloadable Documents
• Sources
• Your Local Real Estate Experts

Key Takeaways: What Should a Sandoval Seller Know Before Asking for a Price?

Before you ask what a Sandoval home is worth, know that Sandoval prices by product, neighborhood, street, size and association layer, not by one community median. Lee County recorded detached homes at $392,500, twin villas near $315,000 and Somerville condominiums at $255,000 in the 12 months to September 25, 2026.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).

• Three products, three markets. The 70 detached sales had a $392,500 median, the seven villa sales a $315,000 median and the 15 Somerville condominium sales a $255,000 median.
• The all-in median hides the mix. The $359,500 all-homes median sits $33,000 below the $392,500 detached median ($392,500 less $359,500), purely because condominiums and villas are in the count.
• Neighborhood and street spread is wide. Among detached-home streets with at least four sales, the median runs from $332,000 on Astwood Court to $580,000 on Stonyhill Court.
• Size sets more of the price than age. Detached homes of 2,400 to 2,999 square feet had a $547,500 median; homes of 1,600 to 1,799 square feet had $355,500.
• Fees are a price tag the buyer reads. The master association publishes quarterly dues of $682.50 or $1,063.72, which is $2,730.00 or $4,254.88 a year, and villas and Somerville condominiums add further layers.
• What Sandoval does not carry matters too. There is no Community Development District, no utilities extension assessment on the sample tax bills we read, and no boat access.
• Competition is wider than the gate. Coral Lakes recorded 67 sales at a $247,990 median in the same window, an estimated 45 of them builder first sales, and builders advertised new Cape Coral homes from $274,490 on October 7, 2026.
• The median Sandoval sale took 78 days. On the Southwest Florida MLS (Matrix) for the 12 months to September 25, 2026, the median Sandoval closing sold at 96.1 percent of list, and the 31 listings on October 10, 2026 were 3.9 months of supply; we price from closed sales and name the source of each measure.

Why Do Sandoval Sellers Call McGreevy and Comisar First?

Sandoval sellers call McGreevy and Comisar because we price on the record that moves a Sandoval price: 92 Lee County recorded sales in 12 months, the neighborhood and street, the association layers, and the competing communities and builders in Cape Coral. We have been Top 1% Real Estate Agents Nationally Since 2008.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association pages read October 7, 2026).

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. Our team is ranked the #5 real estate team in Florida (RealTrends 2026). McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Cape Coral, the test in a community this layered is simple: ask who prices a Sandoval home on the county's recorded sales, who has read the association documents for your neighborhood, and who can explain the difference between a detached home, a villa and a Somerville condominium before the buyer's agent does.

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

Our method, stated plainly

We do not publish a story about a Sandoval sale on this page. We publish the method we use on every one: the county's recorded sales for your product, sorted by street, county heated area, bedrooms, baths and year built; the association layers your buyer's title company will ask about; the flood map for the exact lot; the competing communities and the builders' dated advertised prices, shown beside the recorded sales and never mixed with them; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.

Where we work from

Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we also have an office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral from both. For a Sandoval valuation, one of us walks the house, reads the lot against the plat and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.

How Do I Get a Free Sandoval Home Valuation?

The fastest route to a Sandoval home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded Sandoval comparables, the association layers for your product, the flood panel for your lot and a seller net sheet.

Get your free valuation in 60 seconds

Enter your address in the free Sandoval home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.

What you receive with a Sandoval valuation

A written range; the recorded sales we used, with street, year built and county heated area; the adjustments we made and why; the association layers and published fees for your product; the FEMA zone and panel for your lot; a list of the association documents your buyer's title company will request; the builders' current advertised prices, labeled as advertised and shown beside, never inside, the recorded comparables; and a net sheet. If you plan to list, the next step is our Sandoval selling plan. If you own a Cape Coral home outside Sandoval, start with our Cape Coral home valuation.

How Is a Sandoval Home Actually Priced?

A Sandoval home is priced in a fixed order: product, neighborhood and street, size, year built and condition, lot position, the fees a buyer will carry, and the competition from other Cape Coral communities and new homes. Each step narrows the set of recorded sales until the comparables describe your house, not the gate.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).

The pricing chain, in the order we read it

Step 1: define the product your home competes with

The county roll codes 1,235 Sandoval lots as single family, but 69 of them are attached twin villas on Anguilla Drive and Pamplico Court, so the detached set is 1,166 homes. The 171 Somerville units are coded condominium. In the 12 months to September 25, 2026 the three products recorded 70, 7 and 15 sales. A valuation that mixes them is wrong before it begins, because the medians sit $392,500, $315,000 and $255,000 apart.

Step 2: place the neighborhood and the street

Sandoval has 27 named neighborhoods on the association's index, each with a recorded Supplemental Declaration, and the county sale file shows 21 streets with at least one sale in the 12 months. We read the street first, then the neighborhood, then the plat era. The community median is the last number we use, not the first.

Step 3: match size, bedrooms and baths

County heated area is the clean size measure on the record. Detached homes in the 12-month file ran from 1,507 to 3,715 square feet, and the median price per square foot of county heated area was $205.53. We match on size band and bedroom count before we compare a street, because a 1,726 square foot home and a 2,634 square foot home on the same street are different products.

Step 4: read year built and what has been replaced

The 70 detached sales were built from 2005 to 2018. Year built alone does not price a home here, as the cohort table shows later, but roofs, openings and air handlers do. We ask for the permit history, which the City of Cape Coral publishes through its permit portal, before we quote a range.

Step 5: read the lot, not just the house

Lake frontage is read per lot. On the roll, 65 percent of Sandoval's residential parcels carry lake frontage and 47 percent a private pool (roll posted September 1, 2026). The FEMA flood zone is a lot-level fact too, and Sandoval spans Zone AE, Zone X shaded and Zone X unshaded.

Step 6: price the carrying cost

A buyer reads the master dues, the product-level layers, the tax bill lines and the insurance quote as part of the price. On the records we read, a detached home at the county median carries an estimated $9,109.37 to $10,634.25 a year in taxes, tax-bill assessments and master dues before insurance and utilities, as the worked example in the fee section shows.

Step 7: test the number against the competition

Sandoval competes with Coral Lakes, Cape Royal, Bella Vida and every builder advertising a new Cape Coral home. We set the recorded sales beside the dated advertised prices and say which instrument is which.

Step 8: write the range and the net sheet

You get a written range, the comparables, the adjustments, and a net sheet built on the Lee County customs for deed stamps, title and estoppel. The contract controls, and we say so on every sheet.

A worked example: reading three recorded sales by hand

Astwood Court recorded four sales in the 12 months, all of homes built in 2009 with 1,726 square feet of county heated area, three bedrooms and two baths: $318,000 on October 21, 2025, $308,000 on October 31, 2025, $346,000 on March 13, 2026 and $390,000 on April 30, 2026. The spread from the lowest to the highest is $82,000 ($390,000 less $308,000), which is 26.6 percent of the lowest price ($82,000 divided by $308,000). The county file cannot say why; lot position, pool, condition and timing can all explain it. That is exactly what an in-person valuation reads and an algorithm cannot.

Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Sandoval?

An automated estimate reads public records and prior sales. In Sandoval it has no field for the association layers a villa or Somerville buyer pays, the roof and opening work done in 2024 and 2025, or the lot's flood zone, so we start from the county's recorded sales and read the rest by hand.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; association documents and City permit records read in September and October 2026).

The product mix is invisible in a community median

The all-homes median of $359,500 is $33,000 below the detached median of $392,500 and $44,500 above the villa-sized $315,000 ($359,500 less $315,000). A tool that looks at "Sandoval" as one place inherits that mix. We separate the three products first, because the recorded medians are $392,500, $315,000 and $255,000.

The association layers a portal estimate does not carry

A detached home pays the master association. A twin villa pays the master and the Villas I neighborhood association, which maintains the roofs and exterior paint by recorded covenant. A Somerville condominium pays the master, the Somerville recreation association and its own section condominium association. The Southwest Florida MLS (Matrix) fee fields on closings in the 12 months to September 25, 2026, pulled October 10, 2026, reported median total recurring fees of $2,932 a year for detached homes (73 closings), $7,862 for villas (8) and $7,848 for Somerville units (15). Those are reported fees, not a rate card, but they show how different the three carrying costs are.

Condition and finish are the variables a model cannot observe

The Astwood Court example above shows an $82,000 spread on one plan, one year built and one street. Condition, updates, pool, lot and timing explain that kind of spread, and none of them is in a county file.

The roof, window and opening record

The City of Cape Coral permit record shows a tile re-roof of all 22 Somerville buildings in June 2024 at a declared $2,361,672.59 and a window and door replacement across all 22 buildings beginning in September 2025 at about $2,190,250 (45 permits), and re-roof permits on all 69 villas between September 28, 2022 and September 12, 2026. A valuation that knows what has already been replaced prices the buyer's remaining work correctly. How these projects were funded is not on the public record.

The flood map is lot-level, and Sandoval has three designations

FEMA's effective maps (effective November 17, 2022) place Sandoval in Zone AE (base flood elevation 7.0 feet NAVD88), Zone X shaded and Zone X unshaded, and FEMA's record lists 18 Letter of Map Amendment cases from 2006 to 2026. The zone is a lot-level fact, and a model that treats the community as one zone is guessing.

The competition a model cannot see

Builders in Cape Coral published starting prices from $274,490 to the $450s on October 7, 2026, and Coral Lakes recorded 67 sales at a $247,990 median, an estimated 45 of them builder first sales. A buyer weighs those alternatives. We show them beside your comparables.

What Moves a Sandoval Home's Value Up or Down?

Sandoval home values move first with product and neighborhood, then with size, then with the lot's position, the roof and openings, the fees a buyer will carry and the competition nearby. Of the 70 detached sales in the 12 months to September 25, 2026, medians ranged from $340,000 under 1,600 square feet to $713,000 at 3,000 square feet and up.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association pages read October 7, 2026).

The product is the first price tag

A buyer who walks into a Sandoval detached home, a Villas I twin villa and a Somerville condominium sees three different purchases. The recorded medians are $392,500, $315,000 and $255,000, and the associations behind them differ. Pricing starts there.

The neighborhood is the second price tag

Sandoval's neighborhoods differ in size, age and plan, and the county sale file shows it: Stonyhill had a $633,750 median over 24 months (10 sales) and Hopefield a $395,000 median over 60 months (12 sales). A buyer's agent will compare your street, so we do first.

Condition decides within a plan

Within one plan, one street and one year built, condition and timing move a price by tens of thousands of dollars, as the Astwood Court example shows. A pre-listing walkthrough finds what a buyer's inspector will find.

What a buyer's agent asks for first

Expect requests for the association documents, the roof and wind mitigation paperwork, the FEMA zone and elevation certificate where one exists, the estoppel certificate and the tax and fee history. We assemble those before you list so the buyer sees a prepared seller.

What Is the Difference Between a Detached Home, a Twin Villa and a Somerville Condominium?

Sandoval holds three products on one gate: 1,166 detached homes, 69 attached twin villas and 171 Somerville condominium units. In the 12 months to September 25, 2026 they recorded 70, 7 and 15 sales at medians of $392,500, $315,000 and $255,000, with different association layers and different carrying costs behind each.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association pages and State of Florida corporation records read October 7, 2026).

The villa figure per square foot is arithmetic on the villa median: $315,000 divided by the 1,542 square feet of county heated area every one of the seven sold villas carries equals $204.28.

Detached single-family homes

The detached set is the core of the community: 70 sales across 20 streets, 51 percent of them under $400,000 (36 of 70) and 27 percent at $500,000 or more (19 of 70). Prices ran from $288,000 to $780,000. Seventy-six percent of all Sandoval sales were detached (70 of 92).

Attached twin villas

The 69 villas are one-story, two-bedroom, two-bath homes of about 1,542 square feet, built from 2013 to 2017, each on its own platted lot and coded single family, not condominium. Fifty-three are on Anguilla Drive and 16 on Pamplico Court. Their sales are listed in full later on this page because there are fewer than ten in the 12-month window. Our Villas at Sandoval guide and Villas at Sandoval valuation page cover that product in depth.

Somerville at Sandoval condominiums

Somerville has 172 recorded units in 22 buildings on one street, Somerville Loop, built from 2005 to 2008. Each unit has two bedrooms and two baths. The 15 sales in the window are listed later. Our Somerville at Sandoval guide and Somerville at Sandoval valuation page cover it in depth.

Why the all-in median misleads

The $359,500 all-homes median is $33,000 below the $392,500 detached median. The community-wide number is a mix, not a market. Comparing a detached sale to it understates the detached price, and comparing a Somerville condominium to it overstates the condominium price by $104,500 ($359,500 less $255,000).

Reconciling the counts

On the roll, 1,166 detached homes plus 69 villas plus 171 condominium units equals 1,406 homes. The sales partition the same way: 70 plus 7 plus 15 equals 92. The Southwest Florida MLS pull of September 13, 2026 counted the same three products as 72, 8 and 14 (94 closings); the county file counts 70, 7 and 15. The October 10, 2026 Matrix pull, on the county's own window of the 12 months to September 25, 2026, counted 74, 8 and 15 (97 closings, one of them a Sold Data Entry closing never marketed on the MLS). The two instruments use different windows and different qualification rules, and one villa transfer is on the county file without the qualified code. Neither count is wrong; they are two instruments.

Thinking of Selling in Sandoval This Year?

Seventy-six percent of the 92 Sandoval sales in the 12 months to September 25, 2026 were detached homes, and a buyer reads your product, street and fees against that record, so your listing has to hold up against it. Start with a free Sandoval home valuation built on those recorded sales, or read how we sell homes in Sandoval, and call Jesse direct at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a home in Sandoval, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.

What Do Recorded Sales Show in Sandoval?

Lee County recorded 92 qualified Sandoval home sales in the 12 months to September 25, 2026, at a $359,500 median. None was a builder first sale, so every sale was a resale. The longer windows show a median of $382,500 over 24 months, $408,000 over 36 months and $429,950 over 60 months.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).

The window ladder

The 12-month window already holds more than 10 sales, so it is the window this page uses. The longer rows show how the community has moved: the 12-month median is 6.0 percent below the 24-month median ($359,500 against $382,500) and 16.4 percent below the 60-month median.

Price bands across the 92 sales

The shares are rounded to one decimal place and the all-homes column adds to 100.1 percent because of that rounding. Fifty-eight of the 92 sales, 63 percent, closed under $400,000, and 36 of the 70 detached sales, 51 percent, did.

First sales and resales

Sandoval finished building in 2019. The county file shows no builder-direct sale in the 12 months, and the only builder-direct sales on our county-file estimate in the last eight calendar years were six in 2019. Every Sandoval seller today is a resale seller, and a buyer compares your home with other resales and, separately, with new homes elsewhere in Cape Coral.

The top and the bottom of the file

The highest recorded sale was $780,000 on Fairmont Cove Court on August 27, 2026, a 2017-built home of 2,442 square feet. The lowest was $212,500 on Somerville Loop on December 30, 2025, a 2005-built condominium of 1,373 square feet. The newest qualified Sandoval sale in the county file is dated September 8, 2026.

Price per square foot, and what it means

Per square foot of county heated area, the median was $200.41 for all 92 sales, $205.53 for the 70 detached homes and $174.72 for the 15 condominiums. These are county heated areas from the roll, not MLS living-area figures, and the two are never compared on this page.

Recorded but not counted

The county file holds 98 improved Sandoval sales above $1,000 in the window, and 92 carry the qualified code. Five further transfers above $10,000 are recorded without it, and they sit outside every median here. A recorded price is not always an arm's-length market price, which is why the qualified code matters.

Are Sandoval Home Prices Rising or Falling?

Sandoval home prices have eased from their 2022 and 2023 peaks while sales counts have risen. The 12-month median of $359,500 is 14.3 percent below the prior 12-month median of $419,259, on 92 sales against 60, and the mix moved too, with 15 condominiums among the 92 against five among the 60.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; prior window September 26, 2024 to September 25, 2025).

The two windows side by side

The like-for-like comparison is the single-family line, because condominiums were a bigger share of this year's sales: 15 of 92 against 5 of 60. On that line the median fell 9.2 percent ($385,000 against $424,000) while sales rose 40.0 percent.

Calendar years, all Sandoval homes

Calendar years, detached homes

From the peak to now

All homes peaked at a $450,000 calendar median in 2023 and stand at $363,700 for 2026 so far, 19.2 percent lower. Detached homes peaked at $485,000 in 2022 and stand at $392,500, 19.1 percent lower. Cape Coral as a whole did not fall as far: the six-ZIP single-family median peaked at $399,900 in 2022 and the 12-month figure of $380,000 is 5.0 percent below it.

Inside the 12 months

Splitting the 70 detached sales at March 25, 2026, the first half (28 sales) had a $415,000 median and the second half (42 sales) $382,500, 7.8 percent lower. For all 92 sales, the first half (36 sales) had $375,000 and the second (56 sales) $357,500. These halves are small sets with a changing mix of streets, so they describe the file and do not forecast it.

Why we do not forecast

We do not predict a price. We tell you what recorded sales show, which product and street they come from, and how your home compares. That is a better basis for a list price than a forecast.

How Long Does a Sandoval Home Take to Sell?

The median Sandoval home that closed in the 12 months to September 25, 2026 took 78 days on market and sold at 96.1 percent of its list price, on the Southwest Florida MLS (Matrix) pulled October 10, 2026. The county record shows turnover: 92 sales against 1,406 homes is 6.5 percent in 12 months.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), 12 months to September 25, 2026, pulled October 10, 2026; earlier Southwest Florida MLS reference pulls dated September 6, 7 and 13, 2026, shown separately).

The five MLS fields, current

Source: Southwest Florida MLS (Matrix), Residential, Development SANDOVAL, 12 months to September 25, 2026, pulled October 10, 2026, our analysis. Medians leave out the one Sold Data Entry closing, which was never marketed on the MLS. The villas are under 10 sales, so their range is shown instead of a median. These MLS counts sit beside the county's 92 qualified sales (70, 7 and 15) as a different instrument and scope, not as a competing total.

Earlier Southwest Florida MLS pulls, for reference only

These figures come from a different instrument than the county record above, carry their own pull dates and are not current. They are not set beside a county figure as if both came from one source.

On September 6, 2026 the MLS also showed 27 active Sandoval listings from $365,000 to $779,000 with none in Somerville, and 29 active listings on September 13, 2026, one of them a villa. The October 10, 2026 count above supersedes them.

What the county file does say about pace

Turnover is the pace measure the county can give: 6.5 percent of all homes, 8.8 percent of Somerville units (15 of 171) and 10.1 percent of villas (7 of 69). A specific neighborhood can go a year without a directly comparable sale, which is why we widen the window to 24, 36 or 60 months and name it.

Why we do not borrow a sibling's figures

Coral Lakes, Cape Royal and Bella Vida have their own sales, their own association structures and their own buyer pools. We show them as comparisons, never as a stand-in for a missing Sandoval measure.

How we plan a timeline without them

With the median Sandoval closing at 78 days on market in the 12 months to September 25, 2026 (Southwest Florida MLS, Matrix, pulled October 10, 2026), we plan your timeline from that pace, from the closing mechanics (the estoppel certificate is due within 10 business days of the request) and from your pricing against recent closed sales. Ask us and we will tell you what we see the week you list.

How Much Does Each Sandoval Neighborhood Differ?

The 27 Sandoval neighborhoods differ widely in size, age and price. Using the first county window with 10 or more sales, medians run from $365,061 in Vareo (24 months) to $633,750 in Stonyhill (24 months), and several neighborhoods had no qualified sale at all in the 12 months to September 25, 2026.

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

The measured table

Each row uses the first window with 10 or more sales, and the window is named. Lots are single-family lots on the October 4, 2026 roll.

The Vareo window includes one $135,000 transfer, so treat its median as pulled down by an outlier. The Maraval and Brightside block (115 lots) recorded 10 sales in the 12 months to September 25, 2026 at a $367,500 median. Comparing rows from different windows is not a ranking; it shows where each neighborhood's evidence sits.

Neighborhoods with thin or no 12-month evidence

For a neighborhood with no qualified sale in the window, we do not print an all-history median, because it includes the builder's first sales and is not a current value.

Roll attributes beside the medians

The roll posted September 1, 2026 carries median heated area, lake frontage and pool rates by neighborhood. The table pairs them with the medians above.

What the table tells a seller

Median heated area sorts the table far better than lake share does. The five neighborhoods above $450,000 have median heated areas of 2,254 to 2,583 square feet, and the five below $420,000 have 1,507 to 1,726. That is why we match size before we look at a lake.

Nesting: some neighborhoods sit under another's declaration

The association's document index points several neighborhoods at a parent neighborhood's Supplemental Declaration. Astwood links to Clairfont's, Brightside sits under Maraval for lots 1 through 59, Woodbourne under Greendale for lots 46 through 102, and Cayon under Stonyhill for lots 6 through 16. The 2008 leasing amendment delegates the number of permitted leases a year to each neighborhood's own declaration, so the document that governs your rental rule may carry another neighborhood's name.

Plat era

The plat sequence is covered in depth in our Sandoval community guide, which maps each phase and block. For pricing, the county sale file groups single-family lots by plat:

What Do Sandoval Streets Show?

Twenty-one Sandoval streets recorded at least one sale in the 12 months to September 25, 2026. Among detached-home streets with at least four sales, the median runs from $332,000 on Astwood Court to $580,000 on Stonyhill Court, and a street is the closest comparable set a buyer's agent will use.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026). Streets only; we print no house or unit numbers.

Streets by sales, 12 months

The sales column adds to 92. We print a street median only where four or more sales support it. Anguilla Drive mixes two products, seven attached villas and one detached home that sold for $335,000, so its row describes neither product alone.

Streets with five or more sales

Ashbury Circle (8), Stonyhill Court (7), Brightside Court (7), Lambay Court (6) and Verdmont Court (5) are the detached streets with the deepest 12-month evidence. Ashbury ran $395,000 to $579,000, Stonyhill $429,000 to $701,000, Lambay $400,000 to $668,000 and Verdmont $290,000 to $440,000. The ranges overlap, so a street median is a starting point and the home's size, year and lot do the rest.

Streets with one to three sales

For a street with one to three sales, the sales themselves are the evidence. Fairmont Cove Court sold at $725,000 (July 6, 2026, a 2006-built home of 3,332 square feet) and $780,000 (August 27, 2026, a 2017-built home of 2,442 square feet). Divide each by its county heated area and the first is $217.59 per square foot ($725,000 divided by 3,332) and the second $319.41 ($780,000 divided by 2,442). Same street, about seven weeks apart, and a $101.82 difference per square foot. Year built, finish and lot account for what the county file cannot.

A thin street is not a thin market

A neighborhood with no street sale in a year still has neighbors. For those lots we move to the neighborhood table's longer window and then to the plat era. The rule is to widen the window, name it and never fill the gap with a different place's number.

Does Size Set the Price of a Sandoval Home?

Size sets most of the price of a detached Sandoval home. In the 12 months to September 25, 2026, 70 detached sales had medians from $340,000 under 1,600 square feet of county heated area to $713,000 at 3,000 and up, and four-bedroom homes had a $550,000 median against $375,000 for three-bedroom homes.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; sizes are county heated area from the roll dated October 4, 2026; arithmetic on the 70 listed detached sales).

The size bands

The medians per square foot do not rise in a straight line. Smaller homes carry the highest price per square foot ($225.46 under 1,600 square feet), the 2,000 to 2,399 band the lowest ($184.79) and the largest homes about $203. A price per square foot is a check, not a method.

Bedrooms and baths

A worked example: the price per square foot as a cross-check

At the detached median of $205.53 per square foot, a 1,726 square foot home computes to $354,745 ($205.53 times 1,726). The 11 recorded sales of homes at exactly 1,726 square feet had a $355,000 median, a difference of $255. A 2,634 square foot home computes to $541,366, and the 18 sales between 2,400 and 2,999 square feet had a $547,500 median. When the cross-check lands that close, the median per square foot is a fair first estimate; when it does not, the home has something the average does not.

Same size, different price

The 11 sales at 1,726 square feet ran from $308,000 to $415,000, a $107,000 spread. The seven at 1,507 square feet ran from $288,000 to $385,000. Size narrows the range; it does not close it.

Does Year Built Matter in Sandoval?

Year built alone does not price a Sandoval home. Among the 70 detached sales, homes built from 2005 to 2008 had a $402,000 median, 2009 to 2012 builds $360,000 and 2013 to 2019 builds $429,000, and the middle cohort is lowest because that era holds most of the smaller plans.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; year built from the roll dated October 4, 2026; arithmetic on the 70 listed detached sales).

Year-built cohorts, detached homes

Single years with five or more sales

The medians do not climb with newer construction. The 2009 and 2010 builds sit lowest because they include the 1,507 and 1,726 square foot plans, and the largest homes were built across the whole range. Year built is a reason to ask about roofs and systems, not a price on its own.

What has been replaced matters more than the year

Roof age, window and door work, air handlers and water heaters decide what a buyer budgets after closing. The City of Cape Coral's permit portal lets us read the permit history for an address, and the Citizens inspection rules show why: Citizens requires a 4-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. Other insurers set their own rules.

Recorded envelope projects in the attached products

Re-roof permits were applied for on all 69 villas between September 28, 2022 and September 12, 2026, 68 of them between April 8 and April 12, 2024. The Somerville buildings had a tile re-roof in June 2024 and a window and door replacement beginning in September 2025. A buyer's agent will ask what has been replaced, and a seller should have the permits ready.

Homes built from 2005 to 2008 and the drywall question

Florida's Attorney General states that homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall, and the U.S. Consumer Product Safety Commission's identification guidance looks at drywall installed between 2001 and 2009 together with signs such as blackened copper wiring or air-conditioning coils. We print both ranges as the sources give them. In the 12 months, 20 detached sales and all 15 Somerville sales were built from 2005 to 2008. A buyer's inspector may ask the question; neither source says any particular Sandoval home has the problem.

Two-story buildings and the milestone rules

Florida's milestone inspection and structural integrity reserve study requirements apply to condominium buildings of three or more habitable stories. The recorded Sandoval height cap is two stories, 35 feet, so the Somerville buildings do not trigger them, though the associations must still budget reserves for roofs, paint and paving.

Do Lake and Pool Position Change a Sandoval Price?

Lake and pool position matter lot by lot, but neighborhood medians show no lake premium on their own. On the roll, 65 percent of Sandoval's residential parcels have lake frontage and 47 percent a private pool, and Clairfont, at 100 percent lake frontage, has a lower 60-month median than Astwood at 63 percent.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; lake frontage, pool and homestead shares from the roll posted September 1, 2026).

What the roll says

On the roll posted September 1, 2026, 897 of 1,390 residential parcels carried lake frontage (65 percent), 652 a private pool (47 percent) and 996 a homestead exemption (72 percent). That count omitted 16 Somerville units, and the percentages move by less than one point when they are added. The developer counts 20 lakes; the largest, Calypso Lake, is 22.51 acres on the county record.

Lake share against price

Clairfont (100 percent lake frontage, 1,726 square feet median) had a $372,000 median over 60 months on 13 sales. Astwood (63 percent, the same 1,726 square feet) had $416,000 over 60 months on 10. Greendale (96 percent, 1,715) had $405,000 on 19. Lambay (51 percent, 2,327 square feet) had $592,500 over 36 months. On these medians, size and plan outweigh lake share. A lake-edge lot can still carry a premium on its own street, which is why we read it per lot and pair it with a same-street comparison.

Pool share against price

Hopefield (23 percent pool) had a $395,000 median over 60 months; Greendale (40 percent) $405,000; Belleville (38 percent) $418,000 over 36 months. The roll shows which homes have pools, and the sale file does not tie a pool to each sale, so we do not print a pool premium. We price the pool by comparing homes of the same size on the same street with and without one.

What Sandoval does not offer, and why it is a price factor

The recorded Use Restrictions (recorded July 12, 2005) prohibit swimming, boating and personal flotation devices on every Sandoval water body, and the county roll shows zero boat docks and zero seawalls on Sandoval homes against 18,368 Cape Coral parcels with a dock and 27,452 with a seawall. Homes with boat access are canal homes, where the City's canal layer puts the saltwater canal-front single-family median at $698,000 for the 12 months to September 25, 2026. A Sandoval home competes on a different set of features.

The community amenities a buyer reads

The full amenity inventory is in our Sandoval community guide; the list below is what a buyer weighs against a price.

Club Sandoval has two buildings totaling 11,944 square feet, a Lagoon Pool with a waterslide, a fitness center, three tennis courts, four dedicated pickleball courts, two bocce courts, two dog parks, a fishing pier on Calypso Lake and the Esplanade, a linear park about two miles long. There is no golf course, marina or boat ramp. Somerville has its own pool and cabana on a separate recreation tract that belongs to Somerville's recreation association.

Where the premium comes from in a valuation

We read the lot's frontage and pool from the roll, pull the nearest recorded sales of the same size and street, and state the difference between them as a range, not a rule.

Which Sandoval Sales Are the Best Comparables?

The best Sandoval comparables share your product, your street or neighborhood, your size and your year built, and closed in the last 12 months. For a 1,726 square foot detached home that means 11 recorded sales from $308,000 to $415,000; for a 1,507 square foot home, seven from $288,000 to $385,000.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; sales listed by street only).

Detached homes of 1,726 square feet

The median of the 11 is $355,000. The two $415,000 sales are the high end, and the other 1,726 square foot sales on those two streets were $329,000 on Hopefield Court and $370,000 on Greendale Place.

Detached homes of 1,507 square feet

The median of the seven is $350,000. The two Hopefield Court sales alone are $45,000 apart ($350,000 less $305,000) on one street and one plan, about four months apart.

Detached homes of 2,264 square feet

Three Ashbury Circle homes built in 2011 sold at $515,000 (March 23, 2026), $465,000 (March 26, 2026) and $395,000 (April 29, 2026), a median of $465,000 and a $120,000 spread. With three sales we list them and print no street median for the size.

The top of the detached file

Per square foot of county heated area, the $780,000 sale is $319.41, and the $701,000 sale is $188.69 ($701,000 divided by 3,715). The highest price is not the highest rate, and a comparable needs to match on size before it matches on price.

Rules we apply when choosing comparables

Same product first; then same street or neighborhood; then size within about a band; then year built and condition; then the most recent closing date. We drop a sale with a non-qualified code, and we label any sale we keep as a stretch. We list the comparables in your valuation file so you can check each one.

What Do Twin Villas and Somerville Condominiums Sell For?

Seven twin villas sold in the 12 months to September 25, 2026, from $295,000 to $339,000, and 15 Somerville condominiums sold from $212,500 to $320,000 at a $255,000 median. With fewer than ten villa sales we list them; the first 10-sale villa window is 24 months at a $320,500 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; sales listed by street only).

The seven villa sales

The median of the seven is $315,000. An eighth villa transfer, recorded July 16, 2026 at $322,000, is on the county file without the qualified code, so it is outside every county median; the Southwest Florida MLS pull of September 13, 2026 counted eight villa closings, and the October 10, 2026 pull, on the county's own 12-month window, also counted eight.

Longer villa windows

Over 24 months to September 25, 2026 the county file holds 10 villa sales at a $320,500 median ($295,000 to $380,000, $207.85 per square foot of county heated area). The three qualified villa sales of the prior 12 months were $350,000 (November 15, 2024), $380,000 (December 13, 2024, Pamplico Court) and $344,500 (September 3, 2025). Pamplico Court had no qualified sale in the 12 months, and its most recent was the $380,000 sale of December 13, 2024.

Villa calendar years

The 15 Somerville condominium sales

The median of the 15 is $255,000. By size, nine units of 1,345 or 1,373 square feet sold from $212,500 to $282,500 at a $249,000 median, and six upper units of 1,650 to 1,725 square feet sold from $264,900 to $320,000 at a $271,000 median, which is $22,000 higher (8.8 percent).

Somerville history and thin sections

By section the 12-month counts are Section I five sales, Section II three, Section III five and Section IV two, each under 10, so no section median is printed. The five qualified sales of the prior 12 months were $265,000 (December 30, 2024), $320,000 (January 30, 2025), $283,500 (March 17, 2025), $245,000 (June 4, 2025) and $285,000 (August 20, 2025). Over longer windows the county file shows 20 sales at a $264,950 median in 24 months, 30 at $275,950 in 36 months and 61 at $310,000 in 60 months.

Somerville calendar years

From the 2022 median of $347,450 to $264,900 so far in 2026 is a 23.8 percent decline. Fifteen sales on 171 units is 8.8 percent turnover.

What Will a Buyer Pay to Own Your Sandoval Home?

A Sandoval buyer pays the master association's published dues of $682.50 or $1,063.72 a quarter, a $4,000 reserve contribution at closing, a tax bill with City assessments, and for villas and Somerville condominiums further association layers. The associations publish no effective date, so the estoppel certificate states the amount that applies.

Data updated: October 2026 (association documents page read October 7, 2026, which prints no effective date; Lee County Property Appraiser millage books; City of Cape Coral assessment rates).

The fee stack by product

The master figures come from the association's published documents page, read October 7, 2026, which prints no effective date; the page's footer reads 2003 to 2025. We print them as published and say the estoppel certificate states the current amount. The MLS-entered fees are what agents typed at closings across a 365-day window, not a rate card.

Arithmetic on the published master dues

Four quarters of $682.50 is $2,730.00 a year ($227.50 a month). Four quarters of $1,063.72 is $4,254.88 ($354.57 a month). The landscaping difference is $381.22 a quarter, or $1,524.88 a year. The MLS single-family median of $2,932 is $202 above the published $2,730 ($2,932 less $2,730), which suggests the published page may show an earlier schedule. That is an inference, and the estoppel settles it.

A worked example: the annual carry of a median detached home

Assume a buyer pays the detached median of $392,500, receives a homestead exemption, and the assessed value equals the price (the Property Appraiser may set it differently). On the 2026 rates in the Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026 (15.3250 mills in total for district 057):

• Non-school taxable value: $392,500 less $25,000 less $26,411 equals $341,089; times 10.0540 mills equals $3,429.31.
• School taxable value: $392,500 less $25,000 equals $367,500; times 5.271 mills equals $1,937.09.
• Ad valorem total: $5,366.40.
• City and county lines on the 2025 sample bill for a detached Sandoval home (fire services, solid waste, stormwater, county solid waste), a different home shown for scale: $1,012.97.
• Master dues: $2,730.00 to $4,254.88.
• Stack: $5,366.40 plus $1,012.97 plus $2,730.00 equals $9,109.37 a year ($759.11 a month); with the landscaping tier, $10,634.25 ($886.19 a month).

This is an illustration, not a tax bill, and it excludes homeowners and flood insurance, electricity, water, sewer and irrigation. The buyer's actual tax bill depends on the assessment the Property Appraiser sets after the sale, which is why Florida requires the tax disclosure in the contract.

What the buyer's lender sees

A lender adds the dues and the tax lines to the payment. A $1,524.88 difference in annual dues is $127.07 a month, and a buyer comparing two houses in two communities reads that difference as price. We show it in your valuation file so you can see how your fees compare.

What Do the Association Layers Mean for Your Sandoval Sale?

Seven Florida not-for-profit corporations govern Sandoval, all active on October 7, 2026: the master Sandoval Community Association, the Somerville recreation association, four Somerville section condominium associations and the Villas I neighborhood association. Which layers your sale touches depends on your product.

Data updated: October 2026 (State of Florida Division of Corporations records, association documents page and Florida Statutes read October 7, 2026).

The master association

The master is a Chapter 720 homeowners association over platted lots. Its documents are on the association's documents page, which also states that Sandoval has no association application process for new buyers. Leasing through the master requires a completed application, the signed lease and a $100 processing fee, with a 30-day minimum lease; tenant identification cards are $11 and vehicle stickers $15 each (association page, no effective date, read October 7, 2026). The recorded April 2008 amendment sets a one-year maximum term, no subleasing, whole-home leases only and filing at least 15 days before the lease begins, and leaves the number of leases a year to each neighborhood's declaration. No age restriction appears in the recorded Use Restrictions.

The Villas I neighborhood association

Every villa lot belongs to the master and to the Villas I (Anguilla and Pamplico) neighborhood association, which owns no land and has no amenity of its own. By the recorded Neighborhood Declaration (Instrument 2013000105226) it maintains and replaces the roofing, paints the exterior and carries casualty insurance on the common structural elements. The party wall belongs to the two adjoining owners. The regular assessment is set by annual budget, apportioned equally and payable quarterly in advance, and is published nowhere. A resale capital assessment of $1,000.00 is due to the villa association on conveyance (recorded July 26, 2022), and the board may change it by resolution.

Villa leasing

As amended on February 7, 2018 (Instrument 2018000030782), a villa may not be leased more than two times in any twelve-month period, for no less than 90 consecutive days and no more than one year, with occupancy limited to two persons per bedroom; subleasing, room sharing and daily rentals are prohibited, and the association has its own lease approval process. That is a tighter rule than the master's 30-day minimum, and an investor-buyer reads it.

The Somerville layers

Somerville has three layers: the master, the Somerville recreation association (pool, cabana, roads, driveways, lawns, irrigation) and the owner's own section condominium association (buildings, roofs, exteriors and their insurance; Chapter 718). All five Somerville corporations are active and list one management company at the same Cape Coral address. Leasing allows a 30-day minimum and no more than four leases in a calendar year, entire units only, and the Section declarations may add to that. Parking is one garage and one assigned driveway space, with no more than two vehicles on a permanent basis.

The estoppel certificate, with arithmetic

The Department of Business and Professional Regulation's current authorized maximums are $299 for a certificate, an additional $119 if expedited and delivered within three business days, and an additional fee up to $179 if the account is delinquent; the next update is due by July 1, 2027. A certificate is due within 10 business days and is effective for 30 days (35 if mailed). One certificate (a detached home) is up to $299, $418 if expedited, $478 if the account is delinquent and $597 if both. Two certificates (a villa, with the two associations) are up to $598, $836 expedited and $956 if both accounts are delinquent. Up to three certificates (a Somerville unit) are up to $897, $1,254 expedited and $1,434 delinquent. These are maximum amounts, and the seller customarily pays them in Lee County.

Who answers for a villa estoppel

The association's page routes Villas I estoppel requests to a different management company than the master's, while the State record shows the villa association at the master's management company since December 1, 2025. Ask the closing agent to order the certificates through the route the master association publishes and confirm who answers in writing.

What we cannot tell you from public documents

The villa regular assessment, the Somerville section and recreation budgets and each neighborhood's own fee schedule are not published. The estoppel certificate and the association's budget are the documents that state them.

How Do Taxes and City Charges Shape What a Buyer Will Pay?

Every Sandoval parcel is in Lee County taxing district 057, the City of Cape Coral district, with a 2025 certified total of 15.3806 mills, and there is no Community Development District line. The City adopted its 2026 operating rate unchanged at 5.1471 mills, and the Property Appraiser's 2026 millage book, printed October 9, 2026, lists the 2026 total as 15.3250 mills.

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

The millage, line by line

The 2025 total of 15.3806 mills is 13 levies: Lee County general revenue 3.7623, schools 3.0710 (state law) and 2.2480 (local board), City of Cape Coral 5.1471, Lee County All Hazards 0.0693, library 0.4218, South Florida Water Management District 0.0948, 0.0327 and 0.1026, hyacinth control 0.0192, mosquito control 0.2116, West Coast Inland Navigation District 0.0394 and City parks voted debt service 0.1608. For 2026 the City kept 5.1471, the County held 3.7623 and the School Board adopted 5.271 mills. The Property Appraiser's 2026 book, printed October 9, 2026, lists the 2026 total as 15.3250 mills.

Two real certified 2025 bills

A detached Sandoval single-family home, homesteaded and assessed at $249,128, carried City fire services $529.76, City solid waste $384.25, City stormwater $62.40 and Lee County solid waste $36.56: $1,012.97 in non-ad-valorem lines, $3,188.43 ad valorem, $4,201.40 combined. A homesteaded Somerville condominium assessed at $249,356 carried fire services $515.88, stormwater $62.40 and county solid waste $18.31, with no City solid waste line because Somerville's containerized service is billed to the association: $596.59 non-ad-valorem. The difference in non-ad-valorem lines is $416.38.

The City's charges for the November 2026 bills

The City adopted stormwater at $163 per equivalent residential unit (fiscal 2026: $156), solid waste at $384.25 per dwelling unit, unchanged, and a fire services assessment whose average single-family amount is $515.43 (as reported by the press for Resolution 223-26, down from $540.17). The fiscal year 2027 fire tier rates were not readable, so we print no tier arithmetic for them. The November 2026 bill governs.

The homestead exemption, in dollars

For 2026 the first $25,000 of assessed value is exempt from all levies and up to $26,411 more on value above $50,000 from non-school levies. On the $392,500 example above, the exemption is worth about $649 a year: without it the bill would be $6,015.06 ($392,500 times 15.3250 mills) against $5,366.40. The Save Our Homes cap for 2026 is 2.7 percent. A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead.

Amendment 3 is not law

Amendment 3 (CS/HJR 1F) is on the November 3, 2026 ballot. If passed it would raise the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, and first show on the August 2027 TRIM notices. It is not law today, and we do not price a Sandoval home as if it were.

No Community Development District

Every Sandoval parcel is in taxing district 057, and two itemized 2025 bills and all 69 villa bills carry no district line. A community with a district bills a separate assessment on the tax bill, and a buyer comparing Sandoval with a district community weighs that difference.

No utilities extension assessment

Neither 2025 Sandoval sample bill carries a utilities extension, water, sewer or irrigation assessment. The City's Utilities Extension Project assessments in other areas are large: the City's table shows $32,288 per equivalent parcel paid up front in North 1 East (or $33,142 financed over 30, 25 or 20 years at 6.25 percent). A buyer who knows that reads a Sandoval address without one as one fewer line item.

Payment timing

Florida property taxes are paid in arrears, with an early-payment discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, so a closing prorates the year between the parties. See the closing-cost section for the arithmetic.

How Do Flood Zone and Insurance Affect a Sandoval Price?

Flood zone and insurance affect a Sandoval price lot by lot. FEMA's effective maps of November 17, 2022 place Sandoval in Zone AE (base flood elevation 7.0 feet NAVD88), Zone X shaded and Zone X unshaded, and Cape Coral's Class 5 Community Rating System rating carries a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy, in all three zones.

Data updated: October 2026 (FEMA effective flood maps, panels 12071C0243G, 0244G, 0381G and 0382G; City of Cape Coral flood protection and FEMA pages; Citizens Property Insurance Corporation 2026 approved rates).

Three designations, one lot-level answer

The zone belongs to the lot, not to the community. We never state a zone for an address on this page; pull it from FEMA's Flood Map Service Center or ask us. At the parcel point, the FEMA layer read in September 2026 placed 47 of the 69 villa parcels in Zone AE and 22 in Zone X, with 46 of the 69 lots straddling the line, and all 48 detached homes at the south end of Anguilla Drive in Zone X. On the effective map, ten Somerville buildings sit in Zone AE and twelve in Zone X shaded; FEMA Letter of Map Amendment case 23-04-5574A, dated August 8, 2023, removed all 22 buildings and the pool house from the Special Flood Hazard Area, although a lender may still require flood insurance.

The 18 map amendments

The FEMA record read for our community guide lists 18 Letter of Map Amendment case records from 2006 to 2026. If your lot is one of them, the letter belongs in the sale file where a buyer's lender can see it.

The Community Rating System

Cape Coral has held a Class 5 rating since 2010, which carries a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy, X zone included. The City was not placed on FEMA probation (City notice of November 22, 2024). The discount applies to National Flood Insurance Program premiums, so the buyer's own quote decides.

The 50 percent rule

The City states that an improvement or repair whose cost equals or exceeds 50 percent of the market value of the building (land excluded) is a substantial improvement, and the building must then meet the flood rules for new construction. A building brought into compliance must have its lowest floor at or above the base flood elevation plus one foot. This rule matters to a buyer planning a major renovation of a Zone AE home, and a seller who knows the rule can answer the question before it is asked.

Elevation certificates

Many certificates are on the City's Forerunner portal, and buildings from before 1993 may not have one on file. A seller who holds an elevation certificate gives the buyer's insurer something to price from.

Insurance: Citizens' published Lee County figures

These are Citizens Property Insurance Corporation's own Lee County figures from its 2026 approved rate changes. They are not Cape Coral alone, not the private market and not a quote. Citizens homeowners multiperil (form HO3) in Lee County: 5,586 policies, average premium $3,322 before and $3,039 after an approved change of minus 8.5 percent. Wind-only (form HW2): 1,219 policies, $4,550 before and $4,279 after (minus 5.9 percent). Condominium unit owners (form HO6): 801 policies, $1,459 before and $1,356 after (minus 7.0 percent). All personal lines combined: 21,124 policies, $2,923 before and $2,797 after (minus 4.3 percent).

The Citizens averages carry different coverage amounts from a median Sandoval home, so we do not compute a Sandoval premium from them and we print no premium range for Cape Coral. A buyer's own quote decides. We also print no Florida Office of Insurance Regulation market figure for Lee County, because we did not find one.

Roofs, the 4-point inspection and the wind mitigation form

Citizens requires a 4-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 (50 years for the roof types it treats as longer-lived). A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. A current form lets a buyer price insurance early, so we ask sellers for it. Sandoval's earliest homes date from 2005, so a roof original to the earliest homes would now be 21 years old.

Evacuation and Hurricane Ian, from the record

The City's evacuation layer, as read for our community guide, places the community address in the Central Cape area, evacuation level B, county zone B2, surge zone 2. The National Hurricane Center's report gives 6 to 9 feet of inundation above ground for Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee River, and says its two sensors in Matlacha and Cape Coral were lost or destroyed. No source we read states a surge depth, or the absence of one, at a Sandoval address, and we do not infer one. The 7.26 feet often quoted for Cape Coral is the tide gauge near downtown Fort Myers, and we never attribute it to Cape Coral.

What we print and what we do not

We print the FEMA designations as counts and ranges, never a zone or a premium for an address. For your lot, we pull the FEMA panel, the base flood elevation and any elevation certificate before we quote a range.

How Does Sandoval Compete With Other Cape Coral Communities?

Sandoval competes with every Cape Coral community and builder a buyer can reach, but the closest comparisons are Coral Lakes, Cape Royal and Bella Vida. In the 12 months to September 25, 2026, Sandoval's 92 sales had a $359,500 median, against $247,990 in Coral Lakes (67 sales, an estimated 45 of them builder first sales), $620,000 in Cape Royal (25) and $300,595 in Bella Vida (26).

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).

Four communities, one window

Sandoval's row includes its 171 condominium units; Cape Royal and Bella Vida are single-family, and the Coral Lakes row covers every legal description beginning CORAL LAKES in ZIP 33909, every use code, including new homes the roll still codes as vacant land. Turnover is the 12-month sales divided by homes on the roll: 92 of 1,406, 25 of 439 and 26 of 432; Coral Lakes gets no turnover figure because its sales include homes the roll does not yet carry as homes. Cape Royal is a nearby golf community in unincorporated Lee County, not in the City of Cape Coral, and has a public 27-hole golf course with no membership requirement. Bella Vida carries a Community Development District, per our Sandoval community guide.

Where ZIP 33991 sits among Cape Coral's six ZIP codes

The six-ZIP single-family median was $380,000 on 5,269 sales and the all-homes median $365,000 on 5,804. Sandoval's detached median of $392,500 is $12,500 above the six-ZIP single-family median (3.3 percent) and $13,970 below the ZIP 33991 single-family median (3.4 percent). Sandoval's 92 sales were 14.0 percent of the 659 home sales recorded in ZIP 33991, and its 15 condominium sales were 15 of the 21 recorded there.

Water behind the lot, as the City's canal layer sorts it

We joined the City of Cape Coral Public Works canal layer (960 canal polygons, each typed freshwater or saltwater) to the Lee County parcel map with a 3 meter tolerance. A single-family parcel touching only saltwater canal polygons is saltwater canal-front, only freshwater polygons freshwater canal-front, and neither is no canal frontage. This sorts by canal type; it is not a gulf-access or bridge-clearance flag.

Sandoval's lots front lakes, with no dock or seawall on any home, so the nearest class is no canal frontage, a residual class that also holds interior lots and lake, golf course, river and bay frontage the canal layer does not carry. We did not assign Sandoval parcels to a class. As a reference only, the detached median of $392,500 is $17,000 above the ZIP 33991 no-canal median ($392,500 less $375,500, 4.5 percent) and $55,000 above the citywide no-canal median (16.3 percent). The saltwater canal-front median is 2.07 times the no-canal median, which is the gap between the city's saltwater canal-front single-family homes and its other single-family homes. Sandoval homes are not canal-front.

Sandoval against the citywide single-family median, year by year

The Sandoval column counts detached homes and villas together (use code 01); the citywide column is single-family homes. The 2026 citywide figure counts only parcels the roll codes as single family, so new homes still coded vacant land are missing from it. On those numbers, Sandoval's premium over the citywide single-family median has narrowed from 14.3 percent in 2025 to 0.5 percent so far in 2026. That is a measured fact for pricing, not a prediction.

If you are also weighing another city

Sellers sometimes ask how Sandoval compares with a move to another Southwest Florida city. Our Bonita Springs vs Cape Coral comparison sets the two cities side by side, and our Cape Coral home valuation page covers the other Cape Coral communities. If you want to see homes for sale in Cape Coral today, our Domain Realty Group team keeps the live search at domainrealtygroup.com/cape-coral.

Sandoval vs Coral Lakes: Which Home Wins With a Buyer?

Sandoval and Coral Lakes are both gated, non-canal Cape Coral communities with lakes and clubhouse amenities, but they sit at different price levels. Sandoval recorded 92 sales at a $359,500 median in the 12 months to September 25, 2026, and Coral Lakes 67 at $247,990. A seller should know which of that $111,510 gap is product and which is mix.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association amenity pages as cited on our community guide).

The decision table

The same years, side by side

Coral Lakes' sales counts rose in 2024 and 2025 because builder-direct sales rose, an estimated 73 in each year. Sandoval's counts were 88 in 2024 and 52 in 2025, and its medians stayed above $360,000.

Reconciling two counts for Coral Lakes

The Coral Lakes figures on this page cover every legal description beginning CORAL LAKES in ZIP 33909, every use code, the scope our Cape Coral city research uses, so new homes the roll still codes as vacant land are counted: 67 recorded sales, an estimated 45 builder first sales at a $245,990 median and 22 resales at $307,500. Counting only the 664 parcels the roll codes as single-family homes (use codes 01 and 04) gives 35 sales at a $275,000 median. The 22 resales are the same in both, and the resale comparison is the like-for-like one.

What this means for your Sandoval price

The resale-to-resale gap is $85,000: Sandoval's detached median of $392,500 against Coral Lakes' resale median of $307,500, 27.6 percent more. A seller should expect a buyer from the Coral Lakes market to arrive with that gap and with builder alternatives at the low end. We answer it with the measured differences in size, product and amenities, not with a claim about the other community.

Which features answer which question

• A newly built home: Coral Lakes has builders selling; Sandoval has none.
• A detached resale in the $300,000 to $399,999 band: Sandoval recorded 34 detached sales in that band.
• A smaller attached or condominium purchase: Sandoval's villas ($315,000) and Somerville condominiums ($255,000) sit at the entry end of the community, and Coral Lakes' builder-direct median was $245,990.
• A lake-and-clubhouse gate: both communities offer one, and the amenity lists differ.

Read our Coral Lakes community guide for that side of the comparison, and our Cape Royal and Bella Vida guides for the other two.

Do New Homes Elsewhere in Cape Coral Change a Sandoval Price?

New homes elsewhere in Cape Coral compete with Sandoval resales on price, not location. Builders' own pages on October 7, 2026 advertised starting prices from $274,490 to the $450s, and the county record estimates 1,685 builder first sales in the six Cape Coral ZIP codes in the 12 months at a $369,000 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; builder pages read October 7, 2026, advertised prices only and not sale prices).

What builders advertised on October 7, 2026

These are each builder's own advertised starting prices, labeled as advertised and never mixed with recorded sales. We print no concession or incentive.

Holiday Builders' $274,490 was the lowest starting price read on any builder page that day. D.R. Horton sells separate water-and-sewer and well-and-septic product lines in Cape Coral, which is the builder's own evidence that some new-home lots are outside the city utility area.

What the county record says about new homes

Across the six Cape Coral ZIP codes, the tool estimates 1,685 builder first sales (26.5 percent of 6,348 recorded home sales) at a $369,000 median against $360,000 for 4,663 resales, counting parcels the roll still codes as vacant land. Year over year, resales rose 15.8 percent (4,663 against 4,028) and estimated builder first sales fell 17.6 percent (1,685 against 2,044). In ZIP 33991, counting single-family parcels still coded vacant, the estimate is 164 builder first sales at a $557,775 median and 528 resales at $385,000.

Why the comparison matters for a resale seller

A buyer holding both a builder price list and your listing compares what each costs to own, not just the sticker. That is why this page shows the fee stack, the tax lines and the roof and opening record next to the price. The advertised prices are a reference for the buyer's alternatives; the recorded resale prices are what Sandoval homes actually sold for.

Where Sandoval sits

Sandoval finished building in 2019 and records no builder-direct sale in the last 12 months. Its competition for a buyer is the resale market and, elsewhere in the city, the builders above. Our new construction guide for Cape Coral covers that market.

What Must a Sandoval Seller Disclose?

A Sandoval seller must disclose known facts that materially affect value, deliver the Florida flood disclosure at or before the contract, and supply the association disclosure that fits the product: the Chapter 720 summary for a detached home or villa, and the Chapter 718 resale package for a Somerville condominium. This is information, not legal advice.

Data updated: October 2026 (Florida Statutes 2026 edition and Florida Supreme Court opinion, read October 7, 2026).

The association disclosure summary, section 720.401

For a home in a Chapter 720 association, the buyer must be given the disclosure summary before signing the contract. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived. It applies to a detached Sandoval home and a villa lot. It does not apply the same way to associations organized under Chapter 718.

The condominium resale package, section 718.503

For a Somerville condominium, the buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the milestone and reserve-study summaries where they exist, and may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. The master association is a Chapter 720 association and each section is a Chapter 718 association, so the way the two combine on one Somerville closing is a question for your closing agent or attorney.

The flood disclosure, section 689.302

The seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel.

The property tax disclosure, section 689.261

A buyer must be given the disclosure summary that warns the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The statute carries the exact wording; read section 689.261 with your closing agent.

Known defects and "as is"

Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller must disclose known facts that materially affect the value of the home and are not readily observable, and an "as is" clause does not remove that duty. List repairs and permits you know about before the buyer's inspector finds them.

Open permits and unpermitted work

An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and a local agency may close a permit six years after it was issued if no apparent safety hazard exists. A buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). The City's payoff request service reads open permits, open code cases, assessments and utility balances at a sale, and the City's permit portal lets anyone search an address without an account.

The estoppel certificate

The association issues the certificate within 10 business days of the request, and the fee is refunded if the closing does not happen. See the association section for the maximum fees.

What Does It Cost to Sell a Sandoval Home?

Selling a Sandoval home in Lee County costs deed stamps of 70 cents per $100, an owner's title policy the seller customarily pays, estoppel certificates, a municipal lien search and a negotiated commission. On the detached median of $392,500 the computable lines are $2,747.50 in stamps and an estimated $2,040.00 in title premium.

Data updated: October 2026 (Florida Statutes section 201.02; Department of Business and Professional Regulation estoppel notice, read October 7, 2026; owner's title premium from the state rate schedule as of our June 29, 2026 cost research).

The computable lines at four Sandoval prices

Deed stamps are 70 cents for each $100 or fraction of $100 of the price (section 201.02). The owner's title premium follows the state schedule as we carry it in our June 2026 cost research: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, each counted per $1,000 or fraction of $1,000, so $575 plus $5.00 times 293 equals $2,040.00 at $392,500. It is an estimate before any credit a title company applies, from a rate schedule we have not re-read this month. The estoppel column uses the maximum from the Department's current notice. The totals exclude the commission, your mortgage payoff, the municipal lien search, prorations and any repairs.

A worked example: the tax proration

Florida taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. Take a June 30 closing and the 2025 sample bill of $4,201.40 as the prior-year estimate. January 1 through June 29 is 180 days. $4,201.40 times 180 divided by 365 equals $2,071.92. If the title company applies the customary 4 percent November discount, the credit is $1,989.05. Your actual proration uses your bill and your closing date.

Who customarily pays what in Lee County

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

Commission

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 agent's compensation and that broker commissions are not set by law and are fully negotiable. Offers of compensation to a buyer's broker are no longer advertised on the multiple listing service. We print no commission rate: it is negotiated, and we discuss it with you on the call.

More on closing costs

Our Florida seller closing costs guide covers every line, and our Sandoval selling plan covers the process and timing. Call Jesse direct at (239) 898-6072 for a net sheet on your home.

Do Location, Schools and Roads Change a Sandoval Price?

Location moves a Sandoval price through distance and access, which we state in route miles. From Club Sandoval the Shops at Surfside grocery is 1.3 route miles, Cape Coral Hospital 6.6, downtown Fort Myers 13.2 and Southwest Florida International Airport 25.4, and Lee County's bridge tolls apply only to trips from Fort Myers toward Cape Coral.

Data updated: October 2026 (route miles computed October 7, 2026 on the OpenStreetMap road network; Lee County toll fares; School District of Lee County Student Enrollment Plan 2026 to 2027; Florida Department of Education school grades).

Route miles from Club Sandoval

These are miles by the driving network, with no travel-time or time-of-day claim.

Bridge tolls

Cape Coral Bridge and Midpoint Memorial Bridge tolls for a two-axle vehicle are $2.00 with a transponder or prepaid account and $5.00 pay-by-plate. Tolls are charged only on trips from Fort Myers to Cape Coral or Sanibel. A LeeWay unlimited-trip program is $330 a year. One tolled crossing each working day at $2.00 for 250 days is $500 a year, which is $170 more than the unlimited program.

The Cape Coral Bridge replacement

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

Schools: a pool, not one assigned school

Lee County assigns by proximity pools and zones, not by one boundary. A Sandoval address sits in Elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot Elementary, Skyline Elementary and Trafalgar Elementary), Middle Proximity Zone BB (Gulf Middle and Trafalgar Middle) and High School West Zone sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High), under the Student Enrollment Plan 2026 to 2027. The City also runs its own municipal charter school system, Oasis Charter Schools, with four campuses.

By route miles from Club Sandoval, Trafalgar Middle is 0.5, Trafalgar Elementary 1.0 and Ida S. Baker High 3.3. We describe the pool and the distances; we do not rate a school or say who a place suits.

City utilities

City of Cape Coral water, sewer and irrigation serve Sandoval. Residential rates effective October 1, 2026 for a 5/8 inch meter: water capacity charge $25.36 a month, wastewater capacity charge $32.83 a month and irrigation $13.40 a month flat, plus usage. At 5,000 gallons of water and 5,000 gallons of wastewater, the usage adds up to $163.04 a month ($52.56 water, $97.08 wastewater and $13.40 irrigation), $1,956.48 a year, as a stated-usage illustration and not a bill. Single-family homes and villas are on the City's curbside solid waste route; Somerville's buildings are on containerized service billed to the association. We print no electric provider, because we did not verify one.

What is nearby

Cape Coral Grove, a 131-acre mixed-use town center on Pine Island Road, is 1.6 route miles from Anguilla Drive. The City describes it as about 1,200 apartment residences, a 125-room hotel and more than 350,000 square feet of retail, dining and entertainment, which is rental housing, not homes for sale.

Want a Free In-Person CMA for Your Sandoval Home?

A free in-person comparative market analysis is the most accurate Sandoval valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat and the flood map, and returns a written range with the recorded comparables and a net sheet.

Book your Sandoval walkthrough

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Sandoval home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Sandoval seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Sandoval buyer guide.

Nearby valuations and guides

Sandoval owners often compare a move within Cape Coral. Our Cape Coral home valuation page covers the wider city, our Cape Coral seller guide covers listing across the city and our Cape Coral buyer guide covers the next purchase. The Villas at Sandoval home valuation page and the Somerville at Sandoval home valuation page cover the two attached products, and the Cape Royal and Bella Vida guides cover two nearby communities.

Frequently Asked Questions, Seller Edition: Sandoval Home Values

Sandoval sellers ask us the same questions again and again, from what a home is worth to how the association layers affect a sale. These answers use only Lee County records, the association's published documents and statute, and where a figure is not published we say so plainly instead of guessing.

What is my Sandoval home worth today?

Your home is worth what comparable recorded sales support, matched on product, street, size, year built and lot position. Lee County recorded 92 Sandoval sales in the 12 months to September 25, 2026, from $212,500 to $780,000. Detached homes had a $392,500 median, villas near $315,000 and Somerville condominiums $255,000. Ask us for a written range with every comparable attached.

What are Sandoval home values right now?

The county recorded 92 sales from September 26, 2025 to September 25, 2026, with 58 of them under $400,000 and two at $750,000 or more. The all-homes median was $359,500, down 14.3 percent from $419,259 in the prior 12 months, though the sales mix changed. Your home's own facts decide your number.

What is the median home price in Sandoval?

It depends on which group you count. The all-homes median is $359,500 on 92 sales, the detached median $392,500 on 70, the single-family-lot median (detached plus villas) $385,000 on 77 and the Somerville condominium median $255,000 on 15. Any single figure you see online has picked one of these.

What is the average home price in Sandoval?

We publish medians, because they are what the county tables give and what a skewed set of sales needs. The 12-month range is $212,500 to $780,000, and the median per square foot of county heated area is $200.41. We print no average, since the county tables we use report medians, not means.

Are home prices dropping in Sandoval?

Medians have eased from their peaks. All homes peaked at a $450,000 calendar median in 2023 and stand at $363,700 for 2026 through September 25, down 19.2 percent; detached homes are down 19.1 percent from 2022. Sales counts rose from 60 to 92 year over year. Prices and volume are moving in different directions, and product mix explains part of it.

Is the Sandoval housing market going to crash?

We do not forecast. The record shows 92 sales in 12 months against 60 in the prior 12, a 14.3 percent lower all-homes median and a 9.2 percent lower single-family median. A list price should be based on what comparable homes sold for, not on a prediction in either direction.

How much is a detached home worth compared with a villa or a condominium?

In the 12 months to September 25, 2026, the detached median was $392,500 on 70 sales, the villa median $315,000 on seven and the Somerville condominium median $255,000 on 15. The detached median is $77,500 above the villa median and $137,500 above the condominium median. The products also carry different association layers.

What is a Sandoval twin villa worth?

Seven villas sold in the 12 months from $295,000 to $339,000, all about 1,542 square feet, with a $315,000 median; over 24 months, 10 sold at a $320,500 median. Villa buyers also weigh a second association, the resale capital assessment of $1,000 and an association-maintained roof. See our Villas at Sandoval valuation page.

What is a Somerville at Sandoval condominium worth?

Fifteen Somerville condominiums sold in the 12 months from $212,500 to $320,000, a $255,000 median. Units of 1,345 or 1,373 square feet had a $249,000 median and the six upper units of 1,650 to 1,725 square feet $271,000. See our Somerville at Sandoval valuation page.

Which Sandoval neighborhoods sell for the most?

Using the first county window with 10 or more sales, Stonyhill had a $633,750 median over 24 months and Lambay $592,500 over 36 months. Fairmont's two 12-month sales were $725,000 and $780,000. Those streets have the largest homes: Stonyhill's median heated area is 2,583 square feet and Fairmont's 3,125. Windows differ by row, so compare each row with its own window.

Does my street change my Sandoval home's value?

Yes. Among detached-home streets with at least four sales, 12-month medians ran from $332,000 on Astwood Court to $580,000 on Stonyhill Court. The ranges overlap, so a street median is a starting point and the size, year and lot do the rest. We show you the sales on your street.

What is the price per square foot in Sandoval?

Per square foot of county heated area, the 12-month median was $200.41 for all 92 sales, $205.53 for the 70 detached homes and $174.72 for the 15 condominiums. Detached homes under 1,600 square feet carried $225.46 and homes of 2,000 to 2,399 square feet $184.79. We never compare these with an MLS living-area figure.

How fast are homes selling in Sandoval?

The median Sandoval closing took 78 days on market in the 12 months to September 25, 2026 on the Southwest Florida MLS (Matrix), pulled October 10, 2026: 77 days for detached homes and 87 for Somerville condominiums. The county record shows 92 sales on 1,406 homes, 6.5 percent turnover in 12 months.

What percent of list price do Sandoval homes sell for?

The median Sandoval closing sold at 96.1 percent of its final list price in the 12 months to September 25, 2026 on the Southwest Florida MLS (Matrix), pulled October 10, 2026, with detached homes at 96.4 percent and Somerville condominiums at 95.9 percent. We show it beside the county record as a separate instrument, never as one source.

How accurate is an automated estimate for a Sandoval home?

We publish no accuracy figure for any automated estimate. We can tell you what such a tool does not carry for Sandoval: the product split, the association layers, the roof and opening work, the lot's flood zone and the condition of your home. Astwood Court's $82,000 spread on one plan and one year built is why we read each home.

How is a CMA different from an appraisal in Sandoval?

A CMA is our written opinion of what recorded sales support, built from comparables we choose and adjust, and it costs you nothing. An appraisal is an independent valuation a lender orders for a specific purchase. We show the comparables so you can see how an appraiser would likely read the same sales.

Why do the MLS and county numbers for Sandoval differ?

They are different instruments with different windows and rules. The county counts recorded deeds the state codes as qualified; the MLS counts closings agents report. The September 13, 2026 MLS pull counted 94 closings (72 single family, 8 villas, 14 condominiums), while the county counts 92 (70, 7 and 15) for 12 months to September 25. The October 10, 2026 Matrix pull, on the county's own window, counted 97 (74, 8 and 15). We lead with the county and label each source.

Does a lake view add value in Sandoval?

On the roll, 65 percent of residential parcels have lake frontage, so it is common. Neighborhood medians do not show a lake premium by themselves: Clairfont, 100 percent lake frontage, had a $372,000 60-month median against $416,000 for Astwood at 63 percent. Within a street, frontage can matter, and we compare same-street sales with and without it.

Does a private pool add value in Sandoval?

On the roll, 47 percent of residential parcels have a private pool (652 homes), and Pamplico and Lavaca have none. The county sale file does not tie a pool to each sale, so we print no pool premium. We price it by comparing homes of the same size on the same street, with and without one.

Does being in a flood zone affect my Sandoval home's value?

It can, lot by lot. Sandoval spans Zone AE, Zone X shaded and Zone X unshaded, and the zone belongs to your lot, not the community. A lender and insurer will check your panel, so we pull it first. Cape Coral's Class 5 rating carries a 25 percent discount on every NFIP policy, X zone included.

Do I need an elevation certificate to sell in Sandoval?

Whether one is needed depends on the buyer's lender, the buyer's insurer and your contract. Many certificates are on the City's Forerunner portal, and buildings from before 1993 may not have one on file. A lender or insurer may ask for one, especially in Zone AE, so check the portal early and tell us what you find.

Do I need to disclose flood history in Sandoval?

Yes. Section 689.302 requires the seller of residential property to give the buyer the flood disclosure at or before the time the sales contract is executed, covering known flooding during your ownership, flood insurance claims and flood assistance. Answer it from your own knowledge and records, and ask your closing agent or attorney about your facts.

How does insurance affect my Sandoval sale?

A buyer's insurance quote is part of what the home costs. Citizens' Lee County figures for 2026 show an average HO3 premium of $3,039 after an approved change, but they carry different coverage from your home and are not a quote. A current wind mitigation form and roof documentation let a buyer price insurance early.

What repairs should I make before listing in Sandoval?

Start with what a buyer's inspector will find: roof condition, air handler and water heater age, windows and openings, and any open permits. Have the permit history, the wind mitigation form and receipts ready. We walk the house and tell you which repairs return value and which a price adjustment handles better.

What are the Sandoval HOA dues a buyer will ask about?

The master association publishes $682.50 a quarter where landscaping is not included and $1,063.72 with landscaping, which is $2,730.00 or $4,254.88 a year, on a page with no effective date, read October 7, 2026. The estoppel certificate states the amount that applies at closing. Villas and Somerville units add further layers.

What does the Sandoval estoppel certificate cost?

The Department of Business and Professional Regulation's current maximums are $299, an additional $119 if expedited within three business days and an additional $179 if the account is delinquent. A detached home needs one certificate, a villa two and a Somerville unit up to three, so the maximum is $299, $598 or $897 before expedite or delinquency fees.

What must I give a buyer under Florida Statute 720.401?

For a detached home or villa in a Chapter 720 association, the buyer must receive the disclosure summary before signing, or may void the contract within 3 days after receiving it or before closing, whichever comes first. A Somerville condominium follows the Chapter 718 resale package instead. Ask your closing agent how the two fit your closing.

Does Sandoval have a CDD or a special assessment?

There is no Community Development District: every parcel is in taxing district 057, and the 2025 sample bills carry no district line. Neither sample bill carries a utilities extension, water, sewer or irrigation assessment. The tax bill does carry City fire, stormwater and solid waste lines, which total $1,012.97 on the detached sample bill.

Can my buyer rent the home after purchase?

It depends on the product. The master has a 30-day minimum lease and a one-year maximum term, with the number of leases a year set by each neighborhood. Villas allow two leases in any twelve months of at least 90 days. Somerville allows up to four a year, and the section documents may add to that. Read your declaration.

Can my buyer use a boat in Sandoval?

No. The recorded Use Restrictions prohibit swimming, boating and personal flotation devices on every Sandoval water body, and the county roll shows no boat docks or seawalls on Sandoval homes. A buyer who wants boat access is looking at canal homes, which are a different property type.

What are seller closing costs in Lee County for a Sandoval home?

On a $392,500 sale, deed stamps are $2,747.50 and an estimated owner's title premium $2,040.00, plus up to $299 for an estoppel certificate, a municipal lien search, prorations and your commission, which is negotiated. These are customs, and the contract controls. Our net sheet shows the lines for your price.

Who pays for title insurance in Lee County?

In Lee County the seller customarily selects the title and closing agent and pays for the owner's title policy, while the buyer customarily pays to record the deed and the costs of a new mortgage. That is custom, not law, and the contract controls. The rule differs in some other counties.

Do Sandoval sellers compete with new construction?

Not inside the gate, where building finished in 2019, but yes across Cape Coral. Builders advertised starting prices from $274,490 to the $450s on October 7, 2026, and the county estimates 1,685 builder first sales in the six Cape Coral ZIP codes in 12 months. We show the advertised prices beside your comparables, labeled.

How does my price compare with Coral Lakes?

Sandoval's all-homes median of $359,500 compares with $247,990 in Coral Lakes, but an estimated 45 of Coral Lakes' 67 sales were builder-direct. Resale to resale, Sandoval's detached median of $392,500 is $85,000 above Coral Lakes' $307,500. Read the full comparison above.

How does Sandoval compare with Cape Royal?

Cape Royal recorded 25 sales at a $620,000 median in the same 12 months, against Sandoval's 92 at $359,500. It is a golf community in unincorporated Lee County, not in the City of Cape Coral, and has a public 27-hole golf course, so it answers a different question. See our Cape Royal guide.

Should I price at the median?

Rarely. A median blends sizes, streets and products. A 1,726 square foot detached home has 11 recorded sales from $308,000 to $415,000, while the 2,400 to 2,999 square foot band had a $547,500 median. Price against sales that match your home, then test the number against current competition.

Can I list higher than the median?

You can, if your home's size, street, condition or lot supports it. The 18 detached sales of 2,400 to 2,999 square feet had a $547,500 median, and the highest recorded sale was $780,000. A price above the matching comparables needs a reason a buyer can see, and we tell you if we do not find one.

What is the highest recent sale in Sandoval?

$780,000, on Fairmont Cove Court on August 27, 2026, a 2017-built home of 2,442 square feet with four bedrooms and three baths, at $319.41 per square foot of county heated area. The next highest were $750,000 on Cayon Court and $725,000 on Fairmont Cove Court, both on July 6, 2026.

Do I owe capital gains tax when I sell?

It depends on your facts, including how long you lived in the home and your gain. The IRS explains the sale-of-home rules in Topic 701, and we print no exclusion amount here. Ask your tax adviser before you list; we can give you the sale-price and basis inputs a net sheet needs.

What is Save Our Homes portability for a Sandoval seller?

A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, and the Save Our Homes cap for 2026 is 2.7 percent. The Property Appraiser's portability form and your deadline govern, so file it with your new homestead application.

What is Amendment 3, and does it affect my Sandoval sale?

Amendment 3 (CS/HJR 1F) is on the November 3, 2026 ballot and is not law. If it passes it would raise the non-school homestead exemption to as much as $150,000 from January 1, 2027, and it would first show on the August 2027 TRIM notices. It does not change today's tax bill or the Save Our Homes cap.

Can I sell my Sandoval home as is?

Yes, if the contract says so, but an "as is" clause does not remove the duty to disclose known facts that materially affect value and are not readily observable. You still deliver the flood disclosure and the association disclosure that fits your product. We help you decide which repairs return value before you list.

Is now a good time to sell in Sandoval?

The record shows more sales (92 against 60) at lower medians (down 14.3 percent), and detached prices 19.1 percent below the 2022 peak. Whether now is right depends on your plan and your home, not on a prediction. Call Jesse at (239) 898-6072 and we will price your home against the last 12 months of sales.

Is the Sandoval valuation really free, and do I have to list with you?

Yes, it is free, and you do not have to list with us. You receive a written range, the recorded comparables, the association layers, the flood information and a net sheet, and you keep the file whether or not you list. Request it above or call Jesse direct at (239) 898-6072.

Why choose McGreevy and Comisar to sell in Sandoval?

We price on the county's recorded sales, we read the association documents for your product before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse at (239) 898-6072 for a free valuation.

What Sandoval Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Sandoval listing team on our Google Business Profile. We publish no aggregate score. The reviews below are quoted exactly as clients wrote them, and we do not edit, composite or summarize a client's words.

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

Ask for the same care on your Sandoval home

The same partners who earned those reviews will price your home. Request a free Sandoval home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Downloadable Documents

Every document behind the Sandoval figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a Sandoval seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.

Sources

Every Sandoval figure on this page traces to one of the sources below, read or probed on October 7, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, association, recorded-instrument and our own pages only.

1. Lee County Property Appraiser, Sale Data Files, our analysis. https://www.leepa.org/Roll/SDFTxt.aspx
2. Lee County Property Appraiser, Sales List Generator. https://www.leepa.org/Onlinereports/SalesListGenerator.aspx
3. Lee County Property Appraiser, Property search. https://www.leepa.org/Search/PropertySearch.aspx
4. Lee County Property Appraiser, parcel fabric (FabricParcels). https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
5. Lee County Property Appraiser, General Exemption Information, tax year 2026. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
6. Lee County Property Appraiser, Lee County Tax Rolls. https://www.leepa.org/Roll/TaxRoll.aspx
7. Lee County Property Appraiser, 2025 Taxing District Millage Book. https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
8. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026. https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
9. Lee County Property Appraiser, Lee Taxes Levy Data. https://www.leepa.org/TaxRoll/LeeTaxesLevyData.pdf
10. Lee County Property Appraiser, Tax Estimator. https://www.leepa.org/taxestimator/default.aspx
11. Lee County Tax Collector, Property taxes. https://www.leetc.com/property-taxes/
12. Lee County, Standard Toll Fares. https://www.leegov.com/tolls/cost
13. Lee County Community Development, Flood information. https://www.leegov.com/dcd/flood
14. Lee County Community Development, FEMA map changes. https://www.leegov.com/dcd/flood/floodways/femamapchanges
15. Lee County Emergency Management, flood zones. https://www.leegov.com/publicsafety/emergencymanagement/plan/floodinfo/floodzones
16. Lee County, Lee Commissioners confirm design direction for Cape Coral bridge replacement, September 19, 2023. https://www.leegov.com/dot/News%20Documents/Lee%20Commissioners%20confirm%20design%20direction%20for%20Cape%20Coral%20bridge%20replacement.pdf
17. Lee County Clerk of the Circuit Court, Official Records search. https://or.leeclerk.org/LandMarkWeb
18. City of Cape Coral, Assessments (annual rates and Utilities Extension Project tables). https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php
19. City of Cape Coral, Utilities Extension Project overview. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/index.php
20. City of Cape Coral, Special Assessment FAQs. https://www.capecoral.gov/department/financial_services/customer_billing_services/special_assessment_faqs.php
21. City of Cape Coral, North 1 East assessment costs. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_east_assessment_costs.php
22. City of Cape Coral, CapeIMS and the payoff request service. https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/capeims.php
23. City of Cape Coral, Flood Protection. https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php
24. City of Cape Coral, FEMA (NFIP letters and the November 22, 2024 notice). https://www.capecoral.gov/departments/emergency_management_resilience/fema.php
25. City of Cape Coral, Substantial Improvement / Damage Application Checklist and Notice, updated July 1, 2025. https://www.capecoral.gov/Documents/Document%20Hub/Permit%20Document%20Center/Improvements%20and%20Repairs%20of%20Buildings%20in%20Flood%20Zones/Substantial%20Improvement%20Damage%20Application%20Checklist%20-%20FEMA%20Packet%207-1-25%20-%20Fillable.pdf
26. City of Cape Coral, Flood elevation certificate portal (Forerunner). https://capecoralfl.withforerunner.com/
27. City of Cape Coral, Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026. https://www.capecoral.gov/Documents/Departments/Financial%20Services/Customer%20Billing%20Services/UT-Rates-Current.pdf
28. City of Cape Coral, Miscellaneous Permit Fee Schedule, effective January 1, 2026. https://www.capecoral.gov/Documents/Departments/Development%20Services/Building%20Permit%20Reports/Permitting%20Fees/Miscellaneous%20permit%20fees.pdf
29. City of Cape Coral, City Council Approves 2027 Budget, Maintains Millage Rate, October 6, 2026. https://www.capecoral.gov/news_detail_T4_R796.php
30. City of Cape Coral, Property Tax Toolkit. https://www.capecoral.gov/government/property_tax_toolkit.php
31. City of Cape Coral, Fire Services Assessment. https://www.capecoral.gov/government/city_manager/fire_services_assessment.php
32. City of Cape Coral, HB 803 Permit Rules Effective July 1, July 1, 2026. https://www.capecoral.gov/news_detail_T4_R715.php
33. City of Cape Coral, EnerGov Citizen Self Service (permit search). https://energovweb.capecoral.gov/EnerGovProd/SelfService
34. City of Cape Coral, City of Cape Coral Fresh Water and Salt Water Canals (map). https://www.capecoral.gov/Documents/Document%20Hub/Maps/Other%20Maps/City_of_Cape_Coral_Fresh_Water_and_Salt_Water_Canals_V00EX.pdf
35. City of Cape Coral Public Works GIS, Canals layer (960 records). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11
36. City of Cape Coral, Land Development Code section 4.1.3, zoning dimensional standards. https://online.encodeplus.com/regs/capecoral-fl/doc-view.aspx?secid=99
37. City of Cape Coral, Cape Coral Grove. https://www.capecoral.gov/departments/office_of_economic_business_development/developments_in_the_spotlight/coral_grove.php
38. City of Cape Coral, Oasis Charter School Information. https://www.capecoral.gov/departments/human_resources/oasis_charter_school_information.php
39. Cape Coral Charter School Authority, Oasis Charter Schools. https://www.capecharterschools.org/
40. School District of Lee County, Student Enrollment Plan 2026 to 2027. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
41. School District of Lee County, Open enrollment entirely online January 20th. https://www.leeschools.net/news/january_2026/open_enrollment_entirely_online_january_20th
42. School District of Lee County, School Board approves budget for FY27, September 9, 2026. https://www.leeschools.net/news/september_2026/board_approves_fy27_budget
43. Florida Department of Education, school grades 2025-26 workbook. https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
44. Florida Statutes 2026, section 201.02, tax on deeds. https://www.flsenate.gov/Laws/Statutes/2026/201.02
45. Florida Statutes 2026, section 28.24, service charges (recording). https://www.flsenate.gov/Laws/Statutes/2026/28.24
46. Florida Statutes 2026, section 197.162, tax discount payment periods. https://www.flsenate.gov/Laws/Statutes/2026/197.162
47. Florida Statutes 2026, section 689.302, disclosure of flood risks. https://www.flsenate.gov/Laws/Statutes/2026/689.302
48. Florida Statutes 2026, section 689.261, disclosure of ad valorem taxes. https://www.flsenate.gov/Laws/Statutes/2026/689.261
49. Florida Statutes 2026, section 720.401, prospective purchasers, disclosure and contract cancellation. https://www.flsenate.gov/Laws/Statutes/2026/720.401
50. Florida Statutes 2026, section 720.30851, estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
51. Florida Statutes 2026, section 718.503, nondeveloper unit owner disclosure. https://www.flsenate.gov/Laws/Statutes/2026/718.503
52. Florida Statutes 2026, section 718.116, assessments and estoppel certificate. https://www.flsenate.gov/Laws/Statutes/2026/718.116
53. Florida Statutes 2026, section 718.112, bylaws and structural integrity reserve study. https://www.flsenate.gov/Laws/Statutes/2026/718.112
54. Florida Statutes 2026, section 553.899, mandatory structural inspections. https://www.flsenate.gov/Laws/Statutes/2026/553.899
55. Florida Statutes 2026, section 553.79, permits and inspections. https://www.flsenate.gov/Laws/Statutes/2026/553.79
56. Florida Statutes 2026, section 627.711, uniform mitigation verification inspection form. https://www.flsenate.gov/Laws/Statutes/2026/627.711
57. Florida Statutes 2026, section 193.155, homestead assessments. https://www.flsenate.gov/Laws/Statutes/2026/193.155
58. Florida Statutes 2026, section 475.278, authorized brokerage relationships. https://www.flsenate.gov/Laws/Statutes/2026/475.278
59. Florida Department of Business and Professional Regulation, Estoppel Certificate Fees notice. https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
60. Florida Department of Business and Professional Regulation, license lookup. https://www.myfloridalicense.com/wl11.asp
61. Florida Department of Revenue, Save Our Homes annual assessment limitation table. https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
62. Florida Department of Revenue, Portability transfer form DR-501T. https://floridarevenue.com/property/Documents/dr501t.pdf
63. Florida Department of Revenue, Documentary Stamp Tax. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
64. Florida Attorney General, How to Protect Yourself: Chinese Drywall. https://www.myfloridalegal.com/consumer-protection/how-to-protect-yourself-chinese-drywall
65. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802. https://floir.gov/docs-sf/default-source/property-and-casualty/oir-b1-1802.pdf
66. Florida Office of Insurance Regulation, Consumer resources. https://www.floir.gov/consumers
67. Florida Division of Corporations, Sunbiz corporation search. https://search.sunbiz.org/
68. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County. https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7
69. Citizens Property Insurance Corporation, Inspections (4-point and roof rules). https://www.citizensfla.com/inspections
70. Citizens Property Insurance Corporation, Your Wind Mitigation Inspection. https://www.citizensfla.com/-/content-your-wind-mitigation-inspection
71. Federal Emergency Management Agency, Flood Map Service Center. https://msc.fema.gov/portal/home
72. Federal Emergency Management Agency, National Flood Hazard Layer, FIRM panels. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3
73. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
74. U.S. Consumer Product Safety Commission, How can I tell if my home has problem drywall? https://www.cpsc.gov/safety-education/safety-education-centers/drywall-information-center/how-can-i-tell-if-my-home-has-problem-drywall
75. Internal Revenue Service, Topic no. 701, Sale of your home. https://www.irs.gov/taxtopics/tc701
76. Internal Revenue Service, FIRPTA withholding. https://www.irs.gov/individuals/international-taxpayers/firpta-withholding
77. Leon County Property Appraiser, Florida's 2026 Proposed Amendment 3. https://www.leonpa.gov/ProposedAmendment
78. National Association of REALTORS, Written Buyer Agreements 101. https://www.nar.realtor/the-facts/written-buyer-agreements-101
79. National Association of REALTORS, What the NAR Settlement Means for Home Buyers and Sellers. https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
80. Supreme Court of Florida, Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
81. Sandoval Community Association, documents page. https://www.livesandoval.com/documents
82. Sandoval Community Association, Declaration of Covenants (master). https://www.livesandoval.com/files/Declaration%20of%20Covenants%20Master.pdf
83. Sandoval Community Association, Use Restrictions recorded July 12, 2005. https://www.livesandoval.com/files/Use%20Restrictions%20Recorded%207-12-05.pdf
84. Sandoval Community Association, Amendment to Declaration of CCRs, April 2008. https://www.livesandoval.com/files/Amendment%20to%20Declaration%20of%20CCRs%20April%202008.pdf
85. Sandoval Community Association, Amendment to CCRs for Villas 1, February 2, 2018. https://www.livesandoval.com/files/Amendment%20to%20CRRs%20for%20Villas%201%2002022018.pdf
86. Sandoval Community Association, Supplemental Declaration for Somerville at Sandoval. https://www.livesandoval.com/files/Supplemental%20Declaration%20for%20Somerville%20at%20Sandoval.pdf
87. Sandoval Community Association, Rental application, May 19, 2026. https://www.livesandoval.com/files/RENTAL%20APPLICATION%20May%2019%2C%202026.pdf
88. Lee County recorded instruments for Sandoval (Neighborhood Declaration 2013000105226; Amendment 2018000030782), Lee County Clerk of the Circuit Court (recorded instruments, cited as text).
89. Lee County Property Appraiser public sales files, Sandoval qualified recorded sales, September 26, 2025 to September 25, 2026, our analysis (county file, cited as text).
90. Sandoval community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/sandoval
91. Villas at Sandoval community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/villas-at-sandoval
92. Somerville at Sandoval community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/somerville-at-sandoval
93. Cape Coral community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/cape-coral
94. Coral Lakes community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/coral-lakes
95. Cape Royal community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/cape-royal
96. Bella Vida community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/bella-vida
97. Florida seller closing costs guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/seller-closing-costs-florida
98. Builder pages read October 7, 2026 for advertised starting prices: Holiday Builders, Lennar, Maronda Homes, Adams Homes, LGI Homes, Christopher Alan Homes, D.R. Horton and Pulte Homes (each builder's own Cape Coral page, cited as text; advertised prices are not sale prices).
99. Southwest Florida MLS (Matrix), Residential, Development SANDOVAL, closings in the 12 months to September 25, 2026 and active listings on October 10, 2026, pulled October 10, 2026, our analysis, including the MC Fee Audit field Total Annual Recurring Fees.

Your Local Real Estate Experts

By Jesse McGreevy and Marc Comisar. For this page we tracked 92 recorded Sandoval sales from the Lee County file, read the association's published documents and the State of Florida corporation records, and checked the flood, insurance and tax rules a buyer's lender, insurer and inspector will apply, so each figure comes from a public record you can check.

If you are thinking, "I need someone to sell my house in Sandoval, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Bonita Springs, Estero, Naples and Punta Gorda. Whether you are selling in Sandoval, Villas at Sandoval, Somerville at Sandoval, Cape Royal, Bella Vida or Coral Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.

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

Contact McGreevy and Comisar

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller's first step, request your free Sandoval home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation.

Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.

Updated October 2026. This page is general information about Sandoval home values, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file. County sales from Lee County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.