Updated October 2026
What is your Somerville at Sandoval home worth? A written range from 15 Lee County recorded sales, your section, floor and fee load, not an algorithm. Free valuation from McGreevy and Comisar. Call (239) 898-6072.
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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 neighborhood first, including the three associations, the 22 buildings, the fee stack, flood, schools and daily life, our Somerville at Sandoval community guide covers it, our Sandoval community guide covers the master community around it, and our Cape Coral guide covers the wider market. This page answers one question: what your Somerville at Sandoval home would sell for today, on the Lee County record.
Lee County recorded 15 qualified sales in Somerville at Sandoval, Cape Coral, in the 12 months to September 25, 2026, at a $255,000 median and a range of $212,500 to $320,000. Your own number turns on your stack, ground or upper, your section, the fee load a buyer will read and the condition of the interior.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public roll and sale files, our analysis).
In the 12 months to September 25, 2026 we tracked every recorded Somerville at Sandoval sale, 15 qualified closings, and every price opinion our team writes here starts from that record.
Somerville at Sandoval is a neighborhood of 172 two-bedroom, two-bath condominium units in 22 two-story buildings on one street, Somerville Loop, inside the gated Sandoval master community in Cape Coral, Florida 33991. Pulte Home Corporation built it from 2005 to 2008 on Tract 100 of the Sandoval Phase 1 plat. The county roll dated October 4, 2026 carries 171 of the 172 units, plus four section common-element parcels, and the county's cost cards record 85 of the 170 units they cover on the ground floor and 85 upstairs. Every unit has a one-car attached garage and a screened porch.
That makes a Somerville home a different valuation problem from a house. A unit here sits inside three associations: the Sandoval master association, the Somerville at Sandoval Recreation Association, and your own section's condominium association. A buyer prices the building, the fee stack and the rulebook along with the rooms. The recorded sales that anchor a price are in the county file, and they tell a seller more than a portal estimate can.
Figure | What it measures | Window and source |
|---|---|---|
15 sales | Recorded qualified resales; none was a builder first sale | 12 months to September 25, 2026, Lee County recorded sales, our analysis |
$255,000 | Median of the 15 (odd count, so the middle sale) | Same window and source |
$212,500 to $320,000 | Lowest and highest of the 15 | Same window and source |
$174.72 | Median price per square foot of county heated area, 15 sales | Same window and source |
$249,000 and $271,000 | Medians of the nine ground-size and six upper-size units among the 15 | Same window and source, our arithmetic |
5 sales at $283,500 | The prior 12 months, September 26, 2024 to September 25, 2025 | Lee County recorded sales, our analysis |
$347,450 | Median of 18 recorded sales in calendar 2022, the peak year | Lee County recorded sales, our analysis |
$7,848 | Median total annual recurring association fees entered at 15 closings | Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026 |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The 12-month window and calendar 2022 are separate periods, and a $7,848 fee figure is an MLS entry at closing, not a rate card. The first lesson for a Somerville seller is that the neighborhood has several numbers, and the one that prices your home is the one for your stack, your section and your year.
Start with four questions. Which of the four sections is your building in, and is it one of the two Section IV buildings that went up in 2008, three years after the rest? Is your unit on the ground floor at 1,373 square feet or upstairs at 1,650 or 1,725? Has a unit like yours, in your section, sold in the last 12 months, or do we have to reach back to the prior window? And what will your buyer's lender and insurance agent read in the three association packages? Those answers move a Somerville valuation further than the neighborhood median does.
The Lee County Property Appraiser's roll and sale files give us the price, the date, the street, the heated area and the year built of every recorded sale, with each sale tested against the state's qualification code. They do not give days on market, sale-to-list ratio, months of supply or active inventory, so for Somerville at Sandoval those come from the Southwest Florida MLS for the same 12 months, pulled October 10, 2026: 15 closings at a median of 87 days on market and a median of 95.9 percent of final list price, and 3 units active on the pull date. We do not borrow a figure from a neighboring community, and each MLS reading on this page carries its pull date and sits in its own sentence.
A Somerville at Sandoval condominium in Cape Coral is priced on ten facts: the 15 recorded sales and their $255,000 median, the ground and upper split, the section, the fee stack, the 2024 and 2025 building work, the two-story exemption from state inspection rules, the flood letter, the Villas next door and the Cape Coral condominium market.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
Somerville at Sandoval owners in Cape Coral call McGreevy and Comisar because we price a unit on the record that moves its price: 15 Lee County recorded sales in 12 months, the section and stack, the three-association fee stack and the building work already done. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fee entries and listing fields).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and the team is the #5 real estate team in Florida (RealTrends 2026). We are among the Top 1% Real Estate Agents Nationally Since 2008, and 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 172-unit condominium neighborhood is simple: ask who prices a Somerville unit on the county's recorded sales, who has read the three association packages before listing, and who can explain the August 2023 FEMA letter to a buyer before the buyer's lender does.
We do not publish a story about a Somerville sale on this page. We publish the method we use on every one: the county's recorded sales in the neighborhood, sorted by section, floor size and year built; the three associations' documents your buyer's title company will request; the City's permit record for the building; the FEMA letter for the building; and a net sheet with the estoppel certificates on it. You see every comparable we used, and you keep the file whether or not you list with us.
Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral and the rest of Lee County. For a Somerville valuation, one of us walks the unit, reads it against the county's unit record and the section's documents, and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Somerville at 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 comparables from your own section and stack, the fee and assessment picture, and a seller net sheet for Cape Coral.
Enter your address in the free Somerville at 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.
A written range; the recorded sales we used, with street, date, heated area and year built; the adjustments we made and why; your section and stack; the fee entries from the closings nearest yours; the list of association documents your buyer's title company will order; the building-work record from the City's permit portal; the FEMA letter by case number; and a net sheet. If you plan to list, the next step is our Somerville at Sandoval selling plan.
Your most recent Lee County tax bill, the name of your section (I, II, III or IV) if you know it, the year you bought, anything you have replaced inside the unit, and the last association statement you received. If you do not have them, we pull what is public and tell you what only an estoppel certificate can answer.
The Zestimate and other automated estimates read public records and prior sales. In Somerville at Sandoval, Cape Coral, they cannot see your stack, your section, the three-association fee stack or the building work, and only 15 sales closed in 12 months, so we start from the county's recorded sales and a walk through the unit.
Lee County measures living area, which leaves out the garage and the screened porch, and it records six living areas across the neighborhood. Marketing sizes differ. Of the 15 Southwest Florida MLS closings in the 12 months to September 25, 2026 (pulled October 10, 2026), two were advertised at the builder's original marketing square footage rather than the county's living area, which understated their price per square foot by $19 and $14, and five were advertised as three-bedroom units when the county's cost cards and the builder's four original plans record two bedrooms and two baths. A model that reads the listing sheet inherits those errors.
Most automated estimates compare a unit with nearby sales and a few records. They do not read that a Somerville owner pays three associations, that the median total annual recurring fee entered at closings was $7,848 against $2,932 for a Sandoval single-family home, or that a sale can need three estoppel certificates. Those lines move what a buyer can pay.
Fifteen sales in 12 months, split across four sections and six living areas, is a small set. A model that cannot find enough matching sales widens the net to other Cape Coral condominiums, where 535 sales in the same window closed at a $210,000 median, $45,000 below Somerville's $255,000. The two are different products in different buildings, and a unit here is not priced from that set.
FEMA's Letter of Map Amendment of August 8, 2023, case 23-04-5574A, removed all 22 buildings from the Special Flood Hazard Area, while the effective map still shows ten buildings in Zone AE. The City's permit record shows the June 2024 re-roof and the 2025 window program. An estimate built from sale records alone sees neither.
The association insures the building as originally installed, and from the paint inward the unit is the owner's. Kitchens, floors, fixtures and appliances separate one 1,373-square-foot unit from the next, and no record observes them. That is why we walk the unit.
We value a Somerville at Sandoval unit in seven steps: define the product, pull the county's recorded sales for the stack and section, adjust for floor and condition, test the fee and building-work picture, check flood and insurance, set the sale against the Villas, detached homes and Cape Coral condominiums, and give you the whole file with a net sheet.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
Your unit is a two-bedroom, two-bath condominium of 1,345 to 1,725 square feet of county living area, in a 2005 to 2008 building, with a one-car garage and a screened porch. Its competitors are the other 171 units, the 69 attached Villas at Sandoval, the 1,166 detached Sandoval homes and the other Cape Coral condominiums, and we say which of them each buyer will actually compare.
We start with the last 12 months. In Somerville that is 15 sales across four sections, so no section reaches the 10 sales a stable median needs, and we list the sales and print no median for a section. Where the 12 months are too thin for your stack, we widen to the prior 12 months, the 24 months, the 36 months and the 60 months, name the window beside the figure, and say how many sales it holds.
In any eight-unit building the stack tells you the floor and the size before you open a listing. We place your unit on the county's six living areas and compare it with sales of the same living area first. Ground-size units sold at a $249,000 median and upper-size units at $271,000 in the latest 12 months.
A buyer's lender and buyer's agent read the monthly or quarterly bill. We check the fee entries at the closings nearest yours, the section's own fee, and whether your section is one of the two Section IV buildings, where the two entries at closing ran higher.
We pull the FEMA letter by case number, the effective map panels, and what the master policy and a unit owner's policy each cover. We print no premium for your unit, because only a quote for your unit carries one.
A buyer who walks away from your unit often goes to the Villas, a detached Sandoval home, or another Cape Coral condominium. We set your price against the recorded sales of each so the list price survives that comparison.
You receive the written range, every comparable, the adjustments, the fee picture, the building-work record and a net sheet. You keep it whether or not you list with us.
Take a 1,373-square-foot ground-floor unit built in 2005 in Section I. The county's 12-month list holds eight sales at that living area, from $212,500 to $282,500, and their median is $249,500. Their median price per square foot of county heated area is $181.72, and $181.72 times 1,373 is about $249,500. The two Section I sales at 1,373 square feet were $212,500 (December 30, 2025) and $250,000 (March 23, 2026), both in 2005-built buildings. We would open the conversation at the $249,500 median for the living area and then adjust it: down for dated finishes and for a street position our walk-through finds weaker, up for new interior work, with every adjustment shown against a named sale. We do not print a dollar value for a kitchen, because eight sales do not support one.
A Somerville at Sandoval home's value in Cape Coral moves first with its floor and living area, then with its section and the fee stack that section carries, then with interior condition and the building's recent work, flood and insurance, and what the Villas, detached Sandoval homes and other condominiums offer at the same time.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fee entries; City of Cape Coral permit records as read for our community guide).
Value driver | How we treat it | Why a Somerville buyer cares |
|---|---|---|
Floor and living area | Priced within its own living-area group | Ground-size units sold at a $249,000 median and upper-size units at $271,000 in the 12 months to September 25, 2026 |
Section | Section IV priced separately from Sections I to III | Section IV went up in 2008 and both fee entries at closing ran $8,732 a year |
Fee stack | Stated with its source and pull date | The median total annual recurring fee entered at 15 closings was $7,848 |
Year built | Compared within the same year group | Two of the 15 sales were 2005 builds, 11 were 2006 and two were 2008 |
Interior condition | Walked, then shown as named adjustments | The association insures the building as installed; the unit from the paint inward is the owner's |
Building work | Taken from the City's permit record | A tile re-roof of all 22 buildings in June 2024 and a window and door program from September 2025 |
Flood and insurance | Stated as two true facts, never as one | FEMA's August 8, 2023 letter and the 2022 map both apply |
Villas and detached homes | Shown as the neighbors a buyer compares | Seven Villas sales at a $315,000 median; 70 detached Sandoval sales at $392,500 |
Parking and rules | Described from the recorded documents | Two vehicles on a permanent basis; a 30 day minimum lease and no more than four leases a calendar year |
Bedroom count in the listing | Checked against the county | The county records two bedrooms and two baths for every unit |
Fourteen of the 15 Somerville at Sandoval recorded sales in the latest 12 months closed between $200,000 and $299,999, and the Villas next door closed at a $315,000 median, so your listing has to hold up against both. Start with a free Somerville at Sandoval home valuation built on those recorded sales, or read how we sell homes in Somerville at 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 Somerville at Sandoval, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The county records the ground stacks at 1,345, 1,373 or 1,392 square feet and the upper stacks at 1,650, 1,688 or 1,725. A buyer reads the extra room on the second floor as a larger home, and the recorded sales say that premium is real but modest: $22,000 at the medians. We explain why under the floor plan section below.
Sections I to III hold 158 units across 20 buildings built in 2005 and 2006, while Section IV's 14 units sit in two buildings built in 2008, with different floor sizes and larger garages. The fee entries at the two Section IV closings were $8,732 a year each, against a Somerville range of $6,344 to $8,732.
Of the 15 recorded sales, 11 are 2006 builds, two are 2005 builds and two are 2008 builds. When the age is that uniform, age stops separating one sale from the next, and what separates them is interior finish, how the unit shows, and the paperwork a buyer is handed. The $212,500 low in the file is a 2005-built unit of 1,373 square feet, and the $282,500 sale of the same size was a 2006 build, a gap of $70,000 on the same living area that a record cannot explain and a walk-through can.
Five of the 15 Southwest Florida MLS closings in the 12 months to September 25, 2026 were advertised as three-bedroom units, and two sat 442 and 624 days before closing. A buyer who reads three bedrooms and finds two is a buyer who has stopped trusting the listing. We write the county's two bedrooms and two baths, the county's living area and the actual stack, so the first showing starts clean.
The City's permit record shows the re-roof and the window program, and several window permits were still open on September 8, 2026, as read for our community guide. An open permit appears in a title company's search and in a buyer's agent's questions, so we ask the association whether yours is closed before the first showing.
Somerville at Sandoval in Cape Coral has four condominium sections: Section I holds 54 units in seven buildings, Section II 48 in six, Section III 56 in seven and Section IV 14 in two. Your section sets your condominium association, your building's age and, in Section IV, a different floor plan with a higher recorded fee.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, listing fields; Florida Division of Corporations records read October 7, 2026).
Section | Units and buildings | Built | Sales, 12 months to September 25, 2026 | Price range of those sales | Longer window the county sheet reaches |
|---|---|---|---|---|---|
I | 54 units, 7 buildings | 2005 and 2006 | 5 | $212,500 to $279,900 | 60 months: 21 sales, $322,900 median, $196.97 per square foot |
II | 48 units, 6 buildings | 2006 | 3 | $250,000 to $282,500 | 60 months: 15 sales, $283,500 median, $205.80 per square foot |
III | 56 units, 7 buildings | 2006 | 5 | $239,000 to $320,000 | 36 months: 10 sales, $255,000 median, $179.90 per square foot |
IV | 14 units, 2 buildings | 2008 | 2 | $235,000 to $270,000 | 60 months: 8 sales, $305,000 median; all history 31 sales, $186,000 median |
Under 10 sales in the 12 months is why the table prints a range for each section and no section median. The sales behind each range are listed by date and price in the recorded sales section below.
Section I holds 54 units across seven buildings, and its 12 months produced five sales. Two were 2005-built units of 1,373 square feet at $212,500 and $250,000, and three were 2006-built upper units at $264,900, $270,000 and $279,900. The 60-month window, which is the first with 10 or more sales, holds 21 sales at a $322,900 median, and that reach back to the 2021 and 2022 market is why it sits above the recent sales.
Section II holds 48 units across six buildings and recorded three sales in 12 months: $250,000 and $282,500 for 1,373-square-foot units and $272,000 for a 1,650-square-foot unit, all 2006 builds. Its 60-month window of 15 sales has a $283,500 median. With so few sales, a Section II owner is best priced from the nearest sales in Sections I and III, adjusted, and we say so in the file.
Section III holds 56 units across seven buildings, and the county records two of them, the 16 units of buildings 10 and 11, under the short legal description SOMERVILLE PHASE III. A search that uses only "Somerville at Sandoval" misses them. Section III produced five sales in 12 months, from $239,000 to $320,000, and the $320,000 sale, a 1,650-square-foot unit sold on March 6, 2026, is the highest in the neighborhood in the 12 months. Buildings 10 and 11 alone recorded two sales, at $255,000 and $320,000.
Section IV's two buildings, 8 and 9, went up in 2008 with ground units of 1,345 and 1,392 square feet, upper units of 1,688 and 1,725 square feet on the cost cards (the October 4, 2026 roll records the largest Section IV units at 1,734 heated square feet), and garages of 203, 223 or 274 square feet. Its two sales in 12 months were $235,000 for a 1,345-square-foot unit and $270,000 for a 1,688-square-foot unit. Both fee entries at closing were $8,732 a year, with a condominium fee entered at $500 a month against $410 to $415 in Sections I to III. Two closings is a signal to check on the estoppel certificate, not a published rate.
A median of three is not a market, and a median of two is the midpoint between two prices. We list the sales and show the range. Where a section has a longer window with 10 or more sales, as the table shows for Sections I, II and III, we name that window and its count.
Every Somerville at Sandoval unit in Cape Coral is two bedrooms and two baths on one level, and the county measures six living areas: 1,345, 1,373 and 1,392 square feet on the ground floor and 1,650, 1,688 and 1,725 upstairs. In the 12 months to September 25, 2026, ground-size units sold at a $249,000 median and upper-size units at $271,000.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser condominium cost cards for 170 of 172 units, as read for our community guide on September 8, 2026).
Position in an eight-unit building | Floor | County living area | Garage | Screened porch |
|---|---|---|---|---|
End stack (two per building) | Upper | 1,650 square feet | 209 square feet | 213 square feet |
End stack (two per building) | Ground | 1,373 square feet | 230 square feet | 128 square feet |
Inner stack (two per building) | Ground | 1,373 square feet | 230 square feet | 132 square feet |
Inner stack (two per building) | Upper | 1,725 square feet | 214 square feet | 217 square feet |
Across the 170 units with a county cost card, 78 are 1,373 square feet and 42 are 1,725, with 39 at 1,650, four at 1,688, four at 1,392 and three at 1,345. Section IV's two buildings carry the 1,345, 1,392 and 1,688 sizes, and the two six-unit buildings, 8 and 22, drop one stack. A Somerville unit's number tells its floor and size, but we do not print unit numbers on this page.
The nine ground-size sales (eight at 1,373 square feet and one at 1,345) ran from $212,500 to $282,500, with a $249,000 median and a median of $181.35 per square foot of county heated area. The six upper-size sales (four at 1,650, one at 1,688 and one at 1,725) ran from $264,900 to $320,000, with a $271,000 median and $164.24 per square foot. Upstairs costs $22,000 more at the medians, which is 8.8 percent, for 277 to 352 square feet more living area than a 1,373-square-foot ground unit.
Divide the $22,000 gap by the 352 square feet separating a 1,725 upper unit from a 1,373 ground unit and you get $62.50; divide it by the 277 square feet separating a 1,650 from a 1,373 and you get $79.42. Both sit well under the neighborhood's $174.72 median per square foot, so buyers are paying the least for the added rooms at the margin. That is our arithmetic on two small sets of medians, not a rule, and we treat it as a reason to compare like size with like size.
Pulte advertised four plans in 2006: Heron at 1,438 square feet from $241,900, Egret at 1,536 from $255,900, Spoonbill at 1,797 from $262,900 and Cormorant at 1,857 from $264,900, each with two bedrooms, two baths and a one-car attached garage. Those are marketing sizes on the builder's 2006 website as captured by the Internet Archive on November 13, 2006, and they do not reconcile to the county's living areas. We do not map a plan name to a unit unless your section's recorded declaration of condominium exhibits settle it.
The federal flood purchase requirement attaches to the building's location, not the floor. What the floor changes is the price of your own optional policy, because FEMA's rating method assumes about twelve feet per floor for the owner's interest in their own floor. An upper unit should therefore price below an identical ground unit on the owner's own flood policy, while the association's building premium reaches both owners the same way through the assessment.
Neither the county's sale file nor the cost cards record a view, a lake outlook or a building's position on Somerville Loop, so we price them only from a walk-through and a named sale. We would rather leave that adjustment out than guess it.
Lee County recorded 15 qualified resales in Somerville at Sandoval, Cape Coral, in the 12 months to September 25, 2026. Fourteen closed between $200,000 and $299,999 and one at $320,000. The newest Somerville sale in the county file is dated August 7, 2026.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public roll and sale files, our analysis).
Date | Price | Street | Section | Heated area | Year built | Price per square foot |
|---|---|---|---|---|---|---|
December 29, 2025 | $240,000 | Somerville Loop | III | 1,373 sq ft | 2006 | $174.80 |
December 30, 2025 | $212,500 | Somerville Loop | I | 1,373 sq ft | 2005 | $154.77 |
February 12, 2026 | $249,000 | Somerville Loop | III | 1,373 sq ft | 2006 | $181.35 |
February 27, 2026 | $270,000 | Somerville Loop | IV | 1,688 sq ft | 2008 | $159.95 |
March 6, 2026 | $320,000 | Somerville Loop | III | 1,650 sq ft | 2006 | $193.94 |
March 13, 2026 | $235,000 | Somerville Loop | IV | 1,345 sq ft | 2008 | $174.72 |
March 23, 2026 | $250,000 | Somerville Loop | I | 1,373 sq ft | 2005 | $182.08 |
April 23, 2026 | $264,900 | Somerville Loop | I | 1,725 sq ft | 2006 | $153.57 |
May 22, 2026 | $250,000 | Somerville Loop | II | 1,373 sq ft | 2006 | $182.08 |
June 19, 2026 | $272,000 | Somerville Loop | II | 1,650 sq ft | 2006 | $164.85 |
June 26, 2026 | $270,000 | Somerville Loop | I | 1,650 sq ft | 2006 | $163.64 |
July 16, 2026 | $279,900 | Somerville Loop | I | 1,650 sq ft | 2006 | $169.64 |
July 22, 2026 | $239,000 | Somerville Loop | III | 1,373 sq ft | 2006 | $174.07 |
July 27, 2026 | $255,000 | Somerville Loop | III | 1,373 sq ft | 2006 | $185.72 |
August 7, 2026 | $282,500 | Somerville Loop | II | 1,373 sq ft | 2006 | $205.75 |
Price per square foot in the last column is our arithmetic, the sale price divided by the county's heated area, and it is per square foot of county heated area. We never set it beside an MLS living-area figure. The median of the 15 is $174.72, the sum of the 15 prices is $3,889,800, and the mean is $259,320, which sits $4,320 above the $255,000 median because the $320,000 sale pulls it up. One further Somerville transfer in the window is on the county file without the qualified code, and it sits outside every figure on this page.
All 15 were resales; none was a builder first sale. Pulte's own closings to first owners ran from 2005 to 2009. In calendar 2006 Lee County recorded 103 qualified sales here at a $249,000 median, all of them estimated builder first sales (the builder-direct split is our county tool's estimate), which is why the 2006 figure and today's $255,000 median are two different populations and only roughly comparable.
None sold under $200,000. Fourteen sold from $200,000 to $299,999, one from $300,000 to $399,999, and none at $400,000 or more. That tight band is the first thing a seller should know: in the latest 12 months, Somerville buyers paid within a $107,500 spread, from $212,500 to $320,000.
Eleven of the 15 are 2006 builds, two are 2005 builds and two are 2008 builds. The two 2005 sales were $212,500 and $250,000, the two 2008 sales were $235,000 and $270,000, and the eleven 2006 sales ran from $239,000 to $320,000. Year built does not separate prices cleanly, because the sizes differ, which is why we compare by living area first.
The highest recorded sale is $320,000 on March 6, 2026, for a 2006-built, 1,650-square-foot unit in Section III, at $193.94 per square foot. The lowest is $212,500 on December 30, 2025, for a 2005-built, 1,373-square-foot unit in Section I, at $154.77. They are single data points, not a range for any unit, and we name the street and no unit number.
The county's heated area is the roll's living-area figure, and the median of $174.72 across the 15 sales is per square foot of county heated area. The MLS carries its own living-area figure, and the Southwest Florida MLS read for Somerville, $174.07 per square foot of living area on 15 closings in the same 12 months (pulled October 10, 2026), is a different instrument, so we print the two separately and never in one comparison.
Somerville at Sandoval prices in Cape Coral are lower than a year earlier: $255,000 on 15 sales in the 12 months to September 25, 2026, against $283,500 on five sales in the prior 12 months, down 10.1 percent. The year 2026 so far is $264,900 on 13 sales, 23.8 percent below the 2022 median of $347,450 on 18.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public roll and sale files, our analysis).
Calendar year | Sales | Median | Lowest to highest |
|---|---|---|---|
2019 | 25 | $186,000 | $160,000 to $234,900 |
2020 | 13 | $205,000 | $186,000 to $222,000 |
2021 | 28 | $257,450 | $218,000 to $305,000 |
2022 | 18 | $347,450 | $275,000 to $388,360 |
2023 | 6 | $356,250 | $335,000 to $373,500 |
2024 | 11 | $317,500 | $255,000 to $355,000 |
2025 | 6 | $264,250 | $212,500 to $320,000 |
2026, through September 25 | 13 | $264,900 | $235,000 to $320,000 |
The prior 12 months, September 26, 2024 to September 25, 2025, hold five sales: $265,000 on December 30, 2024, $320,000 on January 30, 2025, $283,500 on March 17, 2025, $245,000 on June 4, 2025 and $285,000 on August 20, 2025. Their sizes were 1,373, 1,725, 1,373, 1,373 and 1,650 square feet, all 2006 builds. Sales are up from five to 15, which is 200 percent, and the median is down from $283,500 to $255,000. The prior window has five sales, so its median is the middle sale and not a market, and the comparison is a direction and not a measure.
Three of the five prior-window sales were ground-size units, which is 60 percent, and nine of the 15 current sales were ground-size, which is also 60 percent. Because the share of ground-size units is the same in both windows, a shift toward cheaper units does not explain the lower median.
Calendar 2019 was $186,000 on 25 sales and calendar 2026 so far is $264,900 on 13, up 42.4 percent, so today's median is well above the pre-2021 level. From the 2022 median of $347,450 to $264,900 is down 23.8 percent. Calendar 2023 reached $356,250, but on six sales, so we treat 2022, with 18 sales, as the more reliable peak.
Calendar 2023 and 2025 each hold six sales. A year of six sales is a thin year, and its median can swing on one or two closings. We name the count with every median, and we never read a trend from a year with fewer than 10 sales without saying so.
We publish what recorded sales show and what the associations and the City have put on the record. We do not forecast prices. A seller who needs a plan for the next six months gets one from the sales that closed, the competing inventory the day we list and a candid conversation, not from a projection.
Across all of Sandoval the 12-month count rose from 60 to 92 sales while the median fell from $419,259 to $359,500, and across the six Cape Coral ZIP codes the condominium median was $210,000 on 535 sales against $215,000 on 470 sales the year before. The neighborhood's direction matches its surroundings in sign, and its level is its own.
A Somerville at Sandoval unit in Cape Coral took a median of 87 days on market to sell in the 12 months to September 25, 2026, across 15 closings in the Southwest Florida MLS (pulled October 10, 2026), from 3 days at the fastest to 624 at the slowest, and sold at a median 95.9 percent of its final list price. Three units were active on the pull date.
Data updated: October 2026 (Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026; Lee County recorded sales through September 25, 2026).
Market field | Somerville at Sandoval, current reading |
|---|---|
Days on market, median | 87 days (15 closings; fastest 3, slowest 624) |
Sale-to-list ratio | Median 95.9 percent of final list price (15 closings; 90.6 to 100 percent, none above list) |
Months of supply | About 2.4 (3 actives against 15 closings a year) |
Active inventory | 3 units on October 10, 2026, listed at $315,000 to $329,000; 1 pending |
MLS closing count, 12 months | 15 (no Sold Data Entry rows) |
Source: Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026. Closings in the 12-month window; active and pending as of the pull date.
Southwest Florida MLS, pulled October 10, 2026, for closings from September 26, 2025 to September 25, 2026: 15 Somerville closings, a median sold price of $255,000, a range of $212,500 to $282,500, a median of 87 days on market, a median sale-to-list ratio of 95.9 percent, a median living area of 1,373 square feet and $174.07 per square foot of MLS living area. Two of the 15 sat 442 and 624 days. Those figures are one instrument and one pull; the county also counts 15 sales in the window, but its range runs to $320,000, so the two files do not hold identical sales and we never blend them.
The same pull showed 3 Somerville units among the 31 Sandoval listings active on October 10, 2026, listed at $315,000 to $329,000 with a median of $318,000, and 1 Somerville unit pending. The number of units competing with yours on the day you list is the fastest-aging number we print, so we pull it fresh again for a listing consultation.
Fifteen recorded sales on the 171 units the roll carries is 8.8 percent in 12 months, about one unit in eleven. With turnover that low, the units on the market at one time are few, and a seller who prices correctly meets few direct competitors from inside the neighborhood.
We plan from the recorded sales dates and from the part of the process we control. The October read puts the median at 87 days, which we treat as the order of magnitude for planning, and the 442 and 624 day outliers as what happens when a price rests on a portal estimate or a marketing square footage. We ask for the three association packages early, because they set the closing date as much as the buyer does.
The county record shows 15 sales dated between December 29, 2025 and August 7, 2026, with no month holding more than three, and we do not claim a best month for Somerville. We tell you what is on the market the week we list and decide the date with you.
The best comparables for a Somerville at Sandoval unit in Cape Coral are recorded sales of the same county living area, in the same section where possible, in the last 12 months. For a 1,373-square-foot ground unit that is eight sales at a $249,500 median, and for a 1,650-square-foot upper unit it is four sales at a $275,950 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public roll and sale files, our analysis).
County living area | Floor | Sales in the 12 months | Prices | Median |
|---|---|---|---|---|
1,345 sq ft | Ground, Section IV | 1 | $235,000 | One sale, no median |
1,373 sq ft | Ground | 8 | $212,500 to $282,500 | $249,500 |
1,650 sq ft | Upper | 4 | $270,000 to $320,000 | $275,950 |
1,688 sq ft | Upper, Section IV | 1 | $270,000 | One sale, no median |
1,725 sq ft | Upper | 1 | $264,900 | One sale, no median |
Each median above is arithmetic on a set under 10, so it carries its count and its range. The 1,650 set is $270,000, $272,000, $279,900 and $320,000, and its median is the mean of $272,000 and $279,900, which is $275,950.
Same living area and same section is the tightest match. In Section I the two 1,373 sales were $212,500 and $250,000; in Section II they were $250,000 and $282,500; in Section III they were $240,000, $249,000, $239,000 and $255,000. In the 1,650 group, Section I had $270,000 and $279,900, Section II had $272,000 and Section III had $320,000.
When a stack has no recent sale, the five sales of the prior 12 months become the second reference set. Three were 1,373-square-foot units at $265,000, $283,500 and $245,000, one was a 1,725 upper unit at $320,000, and one a 1,650 upper unit at $285,000. We label them as sales from the earlier window and adjust them toward today's level using the direction in the calendar-year table, with the adjustment shown.
We set aside a sale that is not at arm's length, a transfer without the qualified code, a sale at a living area that does not match yours, and any figure drawn from a listing sheet instead of the county record. We also read the $320,000 sale as the top of the range and not as the price of an upper unit, because the other three 1,650-square-foot sales ran from $270,000 to $279,900.
Section IV's two 2008 buildings have only two 12-month sales, $235,000 and $270,000, so a Section IV owner is priced from those two, the 24-month window of the same two, and the 60-month window of eight sales at a $305,000 median, with a stated adjustment for the older-market level of that window.
Villas at Sandoval and detached Sandoval homes are not Somerville comparables; they are the alternatives a buyer holds in mind. Seven Villas sales closed from $295,000 to $339,000 and 70 detached homes from $288,000 to $780,000 in the same window, and we show them in the sections below as the products your price must sit beneath.
Association fees change what a Somerville at Sandoval buyer in Cape Coral will pay because the carrying cost is the buyer's first question. The median total annual recurring fee entered at 15 closings was $7,848, against $2,932 for 73 Sandoval single-family closings, a gap of $4,916 a year that a buyer sets against the price.
Data updated: October 2026 (Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fee entries; Sandoval Community Association documents page read October 7, 2026; Florida Department of Business and Professional Regulation estoppel notice read October 7, 2026).
Population | Closings | Median total annual recurring fees as entered |
|---|---|---|
Somerville at Sandoval condominiums | 15 | $7,848 (range $6,344 to $8,732) |
Sandoval attached villas | 8 | $7,862 (middle pair $7,780 and $7,944) |
Sandoval single-family homes | 73 | $2,932 |
A Somerville owner pays the Sandoval Community Association (Chapter 720), the Somerville at Sandoval Recreation Association, and the owner's own section condominium association (Chapter 718). The recreation assessment is collected inside the section's monthly bill, so the single figure a listing shows is usually two of the three layers added together. The master association bills the third separately. These are fees as entered at closing across the 12-month window, not a rate card.
The gap between $7,848 and $2,932 is $4,916 a year, $409.67 a month, $24,580 over five years and $49,160 over ten. Measured against the sold price in the same MLS pull, $7,848 is 3.08 percent of the $255,000 Somerville median, while $2,932 is 0.73 percent of the $400,000 median sold price for single-family closings. These figures come from the Southwest Florida MLS pull of October 10, 2026, for closings in the 12 months to September 25, 2026, and a buyer who sees the second ratio next to the first understands why a condominium here prices below a house.
The attached Sandoval villas are not condominiums, and their entered median of $7,862 is within $14 of Somerville's $7,848. The premium over the single-family median is therefore what attached housing costs in this community, and it buys roofs, exteriors, grounds and master insurance that a single-family owner pays for out of pocket and never sees on an association bill. A seller can say that to a buyer with confidence.
The two Section IV closings both entered $8,732 a year, with a monthly condominium fee of $500 against $410 to $415 in Sections I to III. Two closings is a signal and not a published rate, and the way to confirm it is the estoppel certificate. In a 14-unit section the fixed costs of two buildings fall on fewer owners, which is a structural reason the higher entry is plausible.
The Sandoval Community Association's documents page, read October 7, 2026, publishes $682.50 a quarter where landscaping is not included and $1,063.72 a quarter with landscaping, which is $2,730.00 and $4,254.88 a year. The page prints no effective date. Closings in the past year entered about $683 and $733 a quarter on the tier without landscaping, and the single-family median of $2,932 is $733 times four, so the published page probably shows a prior schedule. We therefore print the published figures as published by the association, read October 7, 2026, and send the reader to the estoppel certificate for the current amount. Somerville is on the lower tier because the Recreation Association, not the master, maintains Somerville's lawns and landscaping.
The master association publishes a $4,000 reserve contribution payable to the association at a resale closing, with no effective date on its page. Of the 15 Somerville closings in the MLS for the 12 months to September 25, 2026, 12 entered a $4,000 transfer fee, one entered $3,000 and two entered none, and 11 entered a $150 application fee, which matches the Department's notice that condominium transfer fees are currently $150 per applicant. Ask for the figure in writing on the estoppel, and read the line that discloses any capital contribution, resale fee or transfer fee.
Up to three certificates may be needed on a Somerville sale. The Department of Business and Professional Regulation's notice, read October 7, 2026, authorizes a maximum of $299, an additional $119 if expedited and delivered within three business days, and an additional fee not to exceed $179 if the unit is delinquent, with the next update due by July 1, 2027. For one certificate that is up to $299 clean, $418 expedited and $478 delinquent. For three certificates it is up to $897, $1,254 and $1,434.
The City of Cape Coral's permit record shows a tile re-roof of all 22 Somerville at Sandoval buildings in June 2024 at a declared $2,361,672.59, and a window and door replacement from September 12, 2025 at about $2,190,250. A buyer values newer roofs and glazing, but how either was paid for is not on the public record.
Data updated: October 2026 (City of Cape Coral permit records as read for our community guide on September 8, 2026; Lee County recorded sales through September 25, 2026).
Program | When | Scope on the permit | Declared valuation |
|---|---|---|---|
Tile re-roof | Applied June 21 to 26, 2024; finalized February and March 2025 | All 22 buildings, the pool house and the mail kiosk | $2,361,672.59 in total; a typical building $104,337.96; the pool house $13,349.86 |
Window and door replacement | Began September 12, 2025; through mid December 2025 | 45 building-level permits across all 22 buildings, typically two a building | About $2,190,250 in total, $20,000 to $52,000 a permit |
The roofs on these buildings are flat concrete tile on a minimum 4:12 slope under the 2004 supplemental declaration, and the 2005 declaration bars changing the tile's color or substituting other roofing materials or styles. The June 2024 permits describe a tile-to-tile re-roof of each entire building, so the covenant and the work agree.
The 2025 permits were pulled at building level, typically one for the first floor and one for the second, which also confirms the buildings are two stories. Several of the permits were still open on September 8, 2026. An open permit appears in a title search and a buyer's agent's questions, so a seller asks whether theirs is closed.
Nothing on the public record shows whether either program was paid from reserves, from insurance proceeds or from a special assessment, and we assert none of the three. The 2024 re-roof twenty months after Hurricane Ian is equally consistent with scheduled capital replacement and with delayed storm repair, so it is not evidence that the buildings were undamaged. The records that answer it are the association budgets, reserve schedules and any special assessment resolution, which arrive in the estoppel package.
Together the two programs total $4,551,922.59 in declared permit valuations, which is about $26,465 for each of the 172 units if the figure were divided evenly: about $13,731 for the re-roof and about $12,734 for the windows and doors. That division is a way to see the size of the work. It is not an assessment, not a bill and not a statement of how the work was funded.
A buyer's agent will ask four questions: were the roofs and windows paid before my buyer arrives, are any permits open, is a special assessment pending, and has the insurer credited the new roof and openings. From public records we can answer only whether permits are open, and we put the other questions on the document list we hand every seller.
We will not say the glazing is impact-rated, because no source we can reach states the original or the replacement glazing, and we will not say wind-mitigation credits have been applied. Those are questions for the association's current uniform mitigation verification form and the master policy declarations page.
No milestone inspection and no structural integrity reserve study applies to a Somerville at Sandoval building in Cape Coral, because Florida's rules start at three habitable stories under sections 553.899 and 718.112 of the Florida Statutes, and all 22 Somerville buildings have two. Each section's budget still shows what it reserves for roofs, painting and paving.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.112 and 718.503, 2026 edition; Lee County condominium cost cards and City of Cape Coral permit records as read for our community guide on September 8, 2026).
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age, and every 10 years after. Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories. Neither reaches a two-story building, whatever its age.
Three independent records agree. The county classifies every unit as low-rise condominium and records it on floor 1 or floor 2 with nothing above. The 2025 window permits were issued one per floor. And the 2005 survey in the recorded declaration shows four-stack, two-story footprints. Age does not change a building's height.
Not needing a study is not the same as having no reserves. For budgets adopted on or after December 31, 2024, section 718.112(2)(f) bars members of an association that must obtain a structural integrity reserve study from voting to waive or reduce reserves for the items the study covers. Somerville's sections are outside the study requirement, so the budget and reserve schedule are the documents that show what each section actually sets aside.
Under section 718.503 a seller of a condominium resale delivers, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the milestone summary and most recent structural integrity reserve study where they exist. The buyer may void the contract within seven days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them.
A buyer who has read about Florida's inspection rules will ask whether a building is caught, and for Somerville the answer is no. That removes one source of uncertainty from the offer. It does not remove the reserve question, and the budget and financial statement in the package tell the buyer which way each section went.
Two flood facts govern a Somerville at Sandoval price in Cape Coral. On the effective map, panels 12071C0381G and 12071C0382G dated November 17, 2022, ten of the 22 buildings sit in Zone AE and twelve in Zone X shaded, and FEMA's Letter of Map Amendment of August 8, 2023, case 23-04-5574A, removed all 22 from the Special Flood Hazard Area.
Data updated: October 2026 (FEMA flood maps effective November 17, 2022; FEMA Letter of Map Amendment case 23-04-5574A, retrieved for our community guide on September 8, 2026; Citizens Property Insurance Corporation 2026 approved rate changes by county).
FEMA issued the letter because every structure was surveyed at or above the 7.0-foot base flood elevation, at lowest adjacent grades of 7.0 to 7.9 feet. In FEMA's own words, the federal mandatory flood insurance requirement does not apply, and the lender has the option to continue the requirement to protect its financial risk on the loan. A new flood map, if FEMA issues one, would supersede the determination. The flooding source is named as Matlacha Pass, which is why the AE mapping appears several miles inland.
Somerville at Sandoval is not out of the flood zone on the map, and a lender may still require coverage. The surveyed margin over the base flood elevation is thin, under one foot. We do not list which buildings are AE and which are X shaded, because those assignments were made at one coordinate per building and a buyer should not rely on that for one address. For an address, the answer is the FEMA Flood Map Service Center and the letter itself.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. That is a 25 percent flood insurance discount, which FEMA's current rating method applies to every NFIP policy in the city, X zone included, and on November 22, 2024 the City announced "Cape Coral Retains 25% Flood Insurance Discount, Avoids FEMA Probation." We print no premium for a unit, and we send the reader to an insurance agent for the rating of the building.
The association form is the residential condominium building association policy, which insures one building only, so 22 buildings need 22 policies. Under section 718.111(11)(f) the association insures the building as originally installed, and it excludes personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments. A unit owner's policy starts at the paint. What each building's policy limit actually is does not appear in any public record, and we state neither that it is adequate nor that it is not.
Is each building's flood policy written at 100 percent of the building's replacement cost, or at the number of units times $250,000, whichever is less? A policy written at 80 percent avoids the policy's coinsurance penalty but does not meet the lender benchmark. The declarations pages come from the management company in the estoppel package.
Citizens Property Insurance Corporation's 2026 approved rate changes list 801 Lee County policies for condominium unit owners (form HO-6), at an average premium of $1,459 before the change and $1,356 after an approved change of minus 7.0 percent. That is Citizens' own Lee County book, not Cape Coral alone, not the private market and not a quote. A buyer's number comes from a quote for the specific unit, and we print no premium range.
A buyer's lender reads the association, and a buyer's insurance agent reads the roof, the openings and the year built. The buildings were permitted and built from 2005 to 2008, and the roofs and openings were replaced in 2024 and 2025. Whether the credits for those have been applied is a question for the association's current uniform mitigation verification form, not a saving we can promise.
Taxes change a buyer's cost in Somerville at Sandoval, Cape Coral, in two ways: the ad valorem bill on the buyer's assessed value and the City's assessment lines. On the 2025 certified bills, one Somerville condominium carried $596.59 in non-ad-valorem charges and one Sandoval single-family home $1,012.97, a gap of $416.38.
Data updated: October 2026 (Lee County 2025 certified tax bills as read for our community guide; Lee County Property Appraiser exemption information for tax year 2026; City of Cape Coral assessment rates and release of October 6, 2026).
Assessment line, 2025 certified bills | One Somerville condominium | One Sandoval single-family home | Difference |
|---|---|---|---|
City fire services | $515.88 | $529.76 | $13.88 |
City solid waste | Not billed | $384.25 | $384.25 |
City stormwater | $62.40 | $62.40 | $0.00 |
Lee County solid waste | $18.31 | $36.56 | $18.25 |
Total | $596.59 | $1,012.97 | $416.38 |
The City's residential solid waste assessment funds curbside service for residential property of four units or fewer. Every Somerville building holds six or eight units, so all 22 are served on containerized collection billed to the association, and a Somerville owner pays for trash inside the association fee. These are two individual 2025 bills, one condominium and one house, not community averages.
The $416.38 is small beside the association side. Somerville's median entered fees run $4,916 a year above the single-family median, so net a unit costs about $4,500 more a year to carry, and anyone presenting the $416 as a reason to prefer Somerville on cost is reading one bill and ignoring the others.
Assume a buyer homesteads a unit assessed at the $255,000 county median. The 2026 homestead exemption exempts the first $25,000 from all levies and up to $26,411 more on value above $50,000 from non-school levies. The non-school taxable value is $255,000 less $25,000 less $26,411, which is $203,589, and at 10.0540 mills that is $2,046.88. The school taxable value is $255,000 less $25,000, which is $230,000, and at 5.271 mills that is $1,212.33. The ad valorem total is $3,259.21. Add the $596.59 non-ad-valorem total from the 2025 Somerville bill and the estimate is $3,855.80 before association fees, insurance and utilities. It uses the 2026 rates in the Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, and the November 2026 bill governs.
Without a homestead exemption the same $255,000 at 15.3250 mills is $3,907.88, which is $648.67 more than the homestead estimate of $3,259.21. A buyer who will not homestead the unit should expect the higher line.
Florida requires the property tax disclosure in section 689.261, which warns a buyer that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. Save Our Homes limits the yearly rise in a homesteaded assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, and the cap for 2026 is 2.7 percent. A long-held unit therefore carries a lower assessed value than its sale price implies.
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. It is not law, it does not replace Save Our Homes, and we do not price a Somerville unit on a ballot measure.
The City raised its stormwater assessment from $156.00 to $163 per equivalent residential unit for fiscal year 2027, as reported by the Cape Coral Breeze on August 26, 2026, and reported solid waste unchanged at $384.25. The 2025 Somerville stormwater line of $62.40 is 0.4 of the $156.00 unit rate, so at $163 the same fraction is $65.20 as an illustration, not a bill.
Neither 2025 bill we read carries a utilities extension, water, sewer or irrigation assessment, and the City's ownership layer records Somerville's utilities as a developer contribution. City water, sewer and irrigation serve the neighborhood at the rates the City published effective October 1, 2026: a water capacity charge of $25.36 a month, a wastewater capacity charge of $32.83 a month and irrigation at a flat $13.40 a month, plus usage.
Somerville at Sandoval and the Villas at Sandoval are the two attached products inside the Sandoval gates in Cape Coral. The Villas closed seven times in the 12 months to September 25, 2026 at a $315,000 median of the seven, the Somerville condominiums 15 times at $255,000, a gap of $60,000 in the recorded sales.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026; recorded Villas I neighborhood declaration and 2018 amendment, Instrument 2018000030782).
Measure | Somerville at Sandoval | Villas at Sandoval |
|---|---|---|
Homes on the county roll | 171 units (172 recorded) | 69 attached villas |
Legal form | Chapter 718 condominium units | Fee-simple platted lots, not condominiums |
Built | 2005 to 2008 | 2013 to 2017 |
Size, county heated area | 1,345 to 1,725 square feet | 1,542 or 1,550 square feet |
Bedrooms and baths | Two and two | Two and two |
Recorded sales, 12 months to September 25, 2026 | 15, median $255,000 | 7, median of the seven $315,000 |
Range | $212,500 to $320,000 | $295,000 to $339,000 |
Median per square foot of county heated area | $174.72 (15 sales) | $207.85 over 24 months (10 sales) |
Median entered total annual recurring fees (MLS, 12 months to September 25, 2026) | $7,848 (15 closings) | $7,862 (8 closings) |
MLS days on market (same window, pulled October 10, 2026) | Median 87 (15 closings) | 4 to 291, median 70 (8 closings) |
Leasing | 30 day minimum, no more than four leases in a calendar year; the section documents may add rules | Two leases in any twelve-month period, 90 day minimum, one year maximum |
The Villas sold for $60,000 more at the medians of 7 and 15 sales. On carrying cost the two sit $14 apart in the MLS entries, $7,862 and $7,848. A buyer comparing them pays more up front for the Villas and about the same each year to hold. The Villas have no private pool, seawall or dock, and neither product has boat access, because Sandoval's recorded Use Restrictions bar boating on every Sandoval water body.
The seven Villas sales were all on Anguilla Drive: November 26, 2025 at $316,000, March 27, 2026 at $315,000, May 29, 2026 at $339,000, June 1, 2026 at $297,000, June 15, 2026 at $295,000, June 15, 2026 at $313,500 and June 29, 2026 at $325,000. Each was 1,542 square feet of county heated area, two bedrooms and two baths, built from 2014 to 2017. Seven sales is under 10, so we list them and print the median of the seven only for orientation.
The Villas I neighborhood association maintains, repairs and replaces the roofing and paints the exterior under the recorded 2013 neighborhood declaration, so a villa owner's roof is an association item. In Somerville the section condominium association maintains the buildings, roofs and exteriors and insures them, and the Recreation Association maintains the roads, driveways and lawns. In both products the structure is the association's, which is part of why the fees match.
The recorded 2018 amendment to the Villas declaration limits a villa to two leases in twelve months of at least ninety consecutive days. Somerville's recorded declarations set a thirty-day minimum and no more than four leases per calendar year, entire units only. A seller who knows a buyer plans to rent should lead with the rule that fits the product, and the Somerville section documents, which we have not read, may add to it.
A Somerville buyer holds the Villas in mind as the step up and a cheaper Cape Coral condominium as the step down. The recorded sales put your unit between them: $60,000 below the Villas' median and $45,000 above the Cape Coral condominium median of $210,000. If you want to see what a villa seller is working with, our Villas at Sandoval home valuation and Villas at Sandoval community guide cover the other side of that comparison.
Detached Sandoval homes and other Cape Coral condominiums compete with a Somerville at Sandoval unit from above and below. In the 12 months to September 25, 2026, 70 detached Sandoval homes closed at a $392,500 median and 535 condominiums across the six Cape Coral ZIP codes at $210,000, against Somerville's $255,000.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public roll and sale files, our analysis).
Product, 12 months to September 25, 2026 | Sales | Median | Range | Median per square foot of county heated area |
|---|---|---|---|---|
Somerville at Sandoval condominiums | 15 | $255,000 | $212,500 to $320,000 | $174.72 |
Sandoval attached villas | 7 | $315,000 (median of the seven) | $295,000 to $339,000 | $207.85 over 24 months |
Detached Sandoval homes (1,166 lots) | 70 | $392,500 | $288,000 to $780,000 | $205.53 |
All Sandoval homes | 92 | $359,500 | $212,500 to $780,000 | $200.41 |
Cape Coral condominiums, six ZIP codes | 535 | $210,000 | $38,000 to $1,250,000 | $166.93 |
The 70 detached sales close at $137,500 above Somerville's median, and Somerville's median is 65.0 percent of the detached median. Two detached sales were under $300,000, 34 from $300,000 to $399,999, 15 from $400,000 to $499,999, 17 from $500,000 to $749,999 and two from $750,000 up. The lowest detached sale was $288,000, which sits inside Somerville's $212,500 to $320,000 range. A detached owner pays the master and nothing else, and the entered median was $2,932.
In the 12 months, ZIP 33904 recorded 235 condominium sales at a $199,900 median; ZIP 33909, 79 at $185,000; ZIP 33914, 147 at $265,000; ZIP 33990, 53 at $160,000; and ZIP 33991, where Somerville sits, 21 at $255,000. No condominium sale was recorded in ZIP 33993. Fifteen of the 21 condominium sales in ZIP 33991 were Somerville's, so Somerville is most of its own ZIP's condominium market.
Across the six ZIP codes, condominium sales rose from 470 to 535 while the median slipped from $215,000 to $210,000. Condominiums are 9.2 percent of the city's recorded home sales, and 79.3 percent of them closed under $300,000. Somerville, with 14 of its 15 sales between $200,000 and $299,999, sits in the same band at a median $45,000 above the citywide figure. Citywide medians mix riverfront towers with older inland buildings, so the gap is a mix effect, not a premium we can claim for every unit.
Builders' own Cape Coral pages, read October 7, 2026, show starting prices from $274,490 at Holiday Builders to the $450s on some D.R. Horton programs, and Lennar prices $286,990 to $438,499 on its Cape Coral page. Those are advertised starting prices, not recorded sales, in different locations and at different sizes, and an estimated 1,685 builder first sales closed in the six ZIP codes in the 12 months to September 25, 2026 at a $369,000 median. We show them as the choices a buyer sees online, not as evidence of what a Somerville unit is worth.
All homes in ZIP 33991 recorded 659 sales in the 12 months at a $400,000 median, of which Sandoval's 92 are 14.0 percent. Somerville's 15 condominium sales are 15 of the 21 in the ZIP. Context is not a comparable, and we price the unit from its own set first.
A Somerville at Sandoval sale in Cape Coral passes through three associations and two management companies, and their recorded rules reach the buyer: a two-vehicle cap, a 30 day minimum lease with no more than four leases a calendar year, a pet standard written in words, and estoppel certificates for each association. A seller who knows them early closes faster.
Data updated: October 2026 (Florida Division of Corporations records read October 7, 2026; Sandoval Community Association documents page read October 7, 2026; recorded Somerville instruments as read for our community guide).
The Florida Division of Corporations showed six not-for-profit corporations governing a Somerville unit, all active on October 7, 2026: the Sandoval Community Association, the Somerville at Sandoval Recreation Association, and the Section I, II, III and IV condominium associations. The master lists its principal address care of Precedent Hospitality in St. Petersburg. All five Somerville corporations list Compass Rose Management at 1010 NE 9th Street, Suite A, Cape Coral, FL 33909 as principal address and registered agent, which is why one sale can need certificates from two management companies.
The recorded Declaration section 12.2 and the Supplemental Declaration Article IV.A.3 set a thirty day minimum lease term and no more than four leases per calendar year, entire units only. Section 6.1(C) suspends the owner's own recreation and parking rights while a tenant holds the unit. The master requires a completed rental application, the signed lease and a $100 processing fee, with tenant identification cards at $11 and vehicle stickers at $15 each, all as published on the association's page read October 7, 2026 with no effective date. The four section declarations were not read for this page, and they may add rules.
One garage space and one assigned driveway space belong to each unit, with no more than two vehicles on a permanent basis. The driveway is part of the Recreation Association's common area and assigned to the unit by easement. Boats and recreational vehicles may sit in a driveway no more than 24 hours at a time and not more than twice a month, and a long list of vehicle types must be garaged. A buyer with three vehicles will not buy this unit, and that is a price fact.
The recorded standard is "reasonable numbers" of usual household pets. It excludes pit bulls and wolf hybrids and dogs prone to or exhibiting aggressive behavior, and there is no numeric cap and no weight limit in the declaration. Whether a section adds one is a question for that section's declaration, so we order it.
Class A owners are non-voting members of the Recreation Association on most matters, and the section's representative casts their votes. A recreation-level special assessment needs two-thirds of the voting interests after turnover. Our community guide covers the bylaws in full, and a seller needs only to know that a buyer's agent will ask.
Inside Somerville there is a pool and a single-story building the county records at 1,008 square feet, 234 of it heated, built in 2006, funded by Somerville's owners alone. Through the master assessment every owner reaches Club Sandoval, whose two buildings total 11,944 square feet with 8,945 air-conditioned, the Lagoon Pool, the fitness center, three tennis courts, four dedicated pickleball courts, two bocce courts, two dog parks, Calypso Park and the Esplanade, a linear park about two miles long. There is no golf course, marina or boat ramp in Sandoval. Bulk internet is bundled into the master assessment, and we print no speed.
A seller who orders the estoppel certificates, the budgets, the declarations and the master policy declarations pages before listing removes the most common source of delay. We make a list of every document for your section and tell you which association answers each one.
A Somerville at Sandoval seller in Cape Coral owes a buyer the condominium resale package under section 718.503 of the Florida Statutes, the flood disclosure under section 689.302 and the property tax disclosure under section 689.261, plus known material defects. The Chapter 720 homeowners association summary under section 720.401 is a different regime.
Data updated: October 2026 (Florida Statutes, 2026 edition, sections 718.503, 689.302, 689.261, 720.401 and 553.79; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)).
Under section 718.503 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, the milestone summary and the structural integrity reserve study where they exist. The buyer may void the contract within seven days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them.
Section 720.401 does not apply to associations under chapter 718. A Somerville unit is a chapter 718 condominium unit that also sits in a chapter 720 master association and a recreation association, so the right package depends on the contract and the documents. This is information, not legal advice, and your closing agent or attorney confirms which package applies.
Section 689.302 requires the seller of residential real property to give 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 FEMA letter is a document to hand over with it.
Section 689.261 requires the buyer to be warned that the seller's tax bill is not a guide to the buyer's. We place the disclosure in the contract package so the buyer does not anchor to a long-held homestead bill.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), and an "as is" clause does not remove that duty. For a unit built between 2005 and 2008, the Florida 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 guidance refers to drywall installed between 2001 and 2009. No source we read states that any Somerville building contains it, and we mention both sources because a buyer's inspector may ask.
An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed under section 553.79(16) and (17). Several of the association's window permits were open on September 8, 2026, and the City's payoff request service reports open building permits and code cases at a sale.
Selling a Somerville at Sandoval home in Cape Coral at the $255,000 county median carries $1,785.00 in deed stamps and an estimated $1,350 owner's title premium, which the seller customarily pays in Lee County, plus up to $897 in estoppel certificates. Those lines total $4,032 before commission, payoff and prorations.
Data updated: October 2026 (Florida Statutes sections 201.02 and 718.116; Florida title insurance rate rule 69O-186.003; Florida Department of Business and Professional Regulation estoppel notice read October 7, 2026; Lee County recorded sales through September 25, 2026).
Line | Basis | Amount at a $255,000 sale |
|---|---|---|
Documentary stamps on the deed | 70 cents for each $100 of the price, section 201.02 | $1,785.00 |
Owner's title insurance premium (estimate) | $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above it | $1,350.00 |
Estoppel certificates, up to three | Up to $299 each at the Department's current amount | Up to $897 |
Subtotal of the lines above | Our arithmetic | $4,032.00, or 1.58 percent of the price |
Master reserve contribution, if the contract assigns it to the seller | $4,000 published by the association, no effective date | $4,000 |
Subtotal with the contribution | Our arithmetic | $8,032.00, or 3.15 percent of the price |
Stamps are $255,000 divided by $100, times $0.70, which is $1,785.00. The title estimate is $100,000 times $5.75 per $1,000, which is $575, plus $155,000 times $5.00 per $1,000, which is $775, for $1,350. The estoppel line is three certificates at $299. The premium uses the promulgated rate schedule (Rule 69O-186.003) as we last carried it on June 29, 2026, and a title company may apply a credit, so it is an estimate.
In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy 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. The contract controls, and the $4,000 reserve contribution is a good example of a line the contract and the estoppel assign.
Commission is negotiable, with no standard or legally set rate. Since the National Association of Realtors settlement of August 17, 2024, offers of compensation to a buyer's broker are not advertised on the MLS, and a buyer working with an agent who participates in a REALTOR-affiliated MLS signs a written agreement before touring a home. A seller may still offer a buyer concession or compensation off the MLS. We give you our fee in writing at the first meeting. The full stack of costs is in our Florida seller closing costs guide.
Florida property taxes are for the calendar year and paid in arrears. Bills go out about November 1 and become delinquent April 1, so a closing prorates the year between seller and buyer. The City's free payoff request service reports special assessments, utility balances, open code cases and open building permits for any parcel. We do not print a title search, settlement or lien search fee, because no dated first-party document sets one.
The sheet excludes commission, mortgage payoff, concessions, repairs and prorations, because they depend on your contract. It also excludes the cost of bringing the unit to its best condition, which we price from the walk-through.
Schools, roads and nearby projects affect how a Somerville at Sandoval address in Cape Coral is described more than how it is priced. The community address sits in Lee County school zones with Trafalgar Elementary 1.8 route miles and Trafalgar Middle 1.9 route miles from the Somerville tract, and the grocery 0.6 route miles away.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027; route miles computed October 7, 2026 on the public OSRM engine; Lee County toll schedule read October 7, 2026).
Lee County assigns by zone and choice. A Sandoval address sits in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, under the Student Enrollment Plan 2026 to 2027 approved December 1, 2025. We name the pools and never one assigned school, and a buyer confirms an address with the district. From the Somerville tract, the straight-line distances are 1.11 miles to Trafalgar Elementary, 1.22 to Trafalgar Middle, 1.79 to Ida S. Baker High and 1.96 to Gulf Middle.
Measured as route miles, with no time-of-day claim: Shops at Surfside grocery 0.6, Club Sandoval 1.1, Cape Coral City Hall 6.7, Cape Coral Hospital 8.1, downtown Fort Myers 13.5, Gulf Coast Medical Center 15.4, Fort Myers Beach 18.7, Punta Gorda 24.5, Sanibel 24.6, Southwest Florida International Airport 24.7 and Naples 51.7. These are distances, and a buyer decides what they mean.
The Midpoint Memorial and Cape Coral bridges charge $2.00 with a transponder or prepaid account and $5.00 pay-by-plate, charged only on trips from Fort Myers toward Cape Coral. LeeWay offers unlimited trips for $330 a year. The Cape Coral Bridge replacement is planned to go from two lanes each way to three plus a shared-use path with four lanes open during construction, and we print no cost and no start year.
Cape Coral Grove, a 131-acre mixed-use town center the City lists on SW Pine Island Road, is 1.6 route miles from Anguilla Drive, the Villas street inside Sandoval (route miles read September 12, 2026). The City describes about 1,200 apartment residences there, which is rental housing. We name the project and its distance and make no claim about what it does to a Somerville price.
None of these produces a number we can attach to a Somerville sale. The recorded sales already include whatever buyers made of them. We list them because buyers ask, and we answer from the record.
A free in-person comparative market analysis is the most accurate Somerville at Sandoval valuation short of an appraisal, and it costs you nothing. One of us walks the unit, reads it against the county's unit record and your section's documents, and returns a written range with the recorded comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Somerville at 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 Somerville at Sandoval seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Somerville at Sandoval buyer guide. To see Cape Coral homes for sale, our team site Domain Realty Group is where the listing work lives.
Somerville owners often compare a move within Cape Coral or up the coast. Our Cape Coral home valuation page covers city values, our Villas at Sandoval home valuation covers the other attached product inside the gates, and our Sandoval community guide covers the master community. If you are weighing a move to Bonita Springs, read our Bonita Springs vs Cape Coral comparison. Read about McGreevy and Comisar before you call.
Somerville at Sandoval sellers in Cape Coral ask us the same questions again and again, from what a unit is worth to how three associations affect a sale. These answers use only Lee County records, the associations' published documents, the City's records and statute, and where a figure is not published we say so plainly instead of guessing.
Your unit is worth what comparable recorded sales support, matched on living area, floor, section and year built. Lee County recorded 15 Somerville sales in the 12 months to September 25, 2026 at a $255,000 median, from $212,500 to $320,000. Ground-size units sold at a $249,000 median and upper-size units at $271,000. Ask us for a written range with every comparable attached.
Values are lower than a year ago on the county record. The 12-month median is $255,000 on 15 sales against $283,500 on five sales in the prior 12 months, and 2026 so far is $264,900 on 13 sales. Each median carries its count and window because a year of five or six sales moves with a single closing.
The median is $255,000, the middle of 15 qualified recorded sales in the 12 months to September 25, 2026, from the Lee County Property Appraiser's files. The Southwest Florida MLS read for the same 12 months (pulled October 10, 2026) also shows a $255,000 median, on 15 closings, but it is a different instrument and a different set of records, and we print the two separately.
The mean of the 15 recorded sales is $259,320, which is the $3,889,800 total divided by 15. It sits $4,320 above the $255,000 median because the $320,000 sale pulls it up. We lead with the median, and we show the range so the mean does not mislead.
On the county record, yes. The median is down 10.1 percent from $283,500 on five sales to $255,000 on 15, and 23.8 percent from the 2022 median of $347,450 on 18 sales to $264,900 so far in 2026. The share of ground-size units was 60 percent in both windows, so a change in mix does not explain it.
We do not forecast. The record shows prices 23.8 percent below the 2022 median and 42.4 percent above 2019, a market that has already moved a long way in both directions, and we tell you what closed, what is competing and what the associations have put on the record.
At the medians, $22,000 more: $271,000 for the six upper-size sales against $249,000 for the nine ground-size sales, which is 8.8 percent for 277 to 352 more square feet than a 1,373-square-foot ground unit. That works out to $62.50 to $79.42 per added square foot, well below the neighborhood's $174.72 median. Both sets are small, so we use them as a guide, not a rule.
In the 12 months, Section III holds the highest single sale at $320,000, but sections of two to five sales do not support a section median, and living area explains more than section does. Section IV has two 2008 buildings, a different floor plan and higher fee entries.
We do not publish an error rate for automated estimates here, because we have not tested one. We can say what a model cannot see: your stack, your section, the three-association fee stack, the 2024 and 2025 building work and the FEMA letter. With 15 sales in 12 months, a model has little to match, which is why we walk the unit.
A comparative market analysis is our opinion of the price a buyer will pay, built from recorded comparables and adjustments we show. An appraisal is a licensed appraiser's opinion of value for a lender, and it follows its own rules. We recommend an appraisal only when a lender, estate or dispute requires one.
They count different sets. The county's 15 sales are qualified recorded resales in the 12 months to September 25, 2026 at $255,000, from $212,500 to $320,000. The MLS read is 15 closings in the same window, pulled October 10, 2026, also at $255,000 but from $212,500 to $282,500. The windows now match, but the rules for what counts differ and the two files do not hold identical sales, so we never combine them.
The Southwest Florida MLS, pulled October 10, 2026, shows an 87-day median on 15 Somerville closings in the 12 months to September 25, 2026, with two units at 442 and 624 days. We plan a timeline from that order of magnitude and from the week's competing inventory.
The Southwest Florida MLS, pulled October 10, 2026, shows a median of 95.9 percent of final list price across 15 Somerville closings in the 12 months to September 25, 2026, from 90.6 to 100 percent on individual closings, with two at list and none above it. We take that as context and test it against the listings that are active the day we price yours.
The median is $174.72 per square foot of county heated area across the 15 sales, from $153.57 to $205.75. Ground-size units ran $181.35 at the median and upper-size units $164.24. The MLS figure of $174.07 per square foot of living area (15 closings, pulled October 10, 2026) is a different instrument, and the two are never compared.
The highest recorded sale in the 12 months is $320,000 on March 6, 2026, for a 2006-built, 1,650-square-foot unit in Section III, at $193.94 per square foot. The other three 1,650-square-foot sales ran from $270,000 to $279,900, so it is the top of the range and not a typical upper unit.
You can list anywhere, and the sales tell you what the market will bear. Fourteen of 15 sold under $300,000, and the one above it was an upper unit. A price above the median needs a reason a buyer can see: an upper stack, recent interior work or a stronger street position, shown against a named sale.
Yes, from above. The seven Villas sales in the 12 months closed from $295,000 to $339,000, a median of $315,000, and the Villas' entered fees of $7,862 match Somerville's $7,848 within $14. A buyer who sees the Villas at $60,000 more at the medians asks what the difference buys, and your price answers it.
Yes, from below. Cape Coral recorded 535 condominium sales at a $210,000 median in the 12 months, and 79.3 percent closed under $300,000. Somerville's $255,000 median is $45,000 higher, which a buyer has to see justified by the gate, the amenities, the building work and the unit.
They set what a buyer can afford to pay. The median total annual recurring fee entered at 15 MLS closings in the 12 months to September 25, 2026 was $7,848, $4,916 a year above the $2,932 for Sandoval single-family homes, which is $409.67 a month. A seller who has the section's budget ready lets the buyer's lender and agent see the number.
The master association publishes $682.50 a quarter without landscaping and $1,063.72 with it, as published by the association with no effective date, read October 7, 2026. The Recreation Association's share is collected inside the section's monthly bill, and the MLS entries in the 12 months to September 25, 2026 ran $410 to $415 a month on 11 of the 13 closings outside Section IV and $500 on both Section IV closings. The estoppel certificate states the current amounts.
Up to three, one from each association, and they come from two management companies. At the Department's current maximums, one is up to $299, two are up to $598 and three are up to $897, with $1,254 if all three are expedited and $1,434 if all three accounts are delinquent. A certificate is due within 10 business days.
The Sandoval Community Association publishes a $4,000 reserve contribution payable to the association at a resale closing, on a page with no effective date. Twelve of the 15 MLS closings in the 12 months to September 25, 2026 entered a $4,000 transfer fee. Who bears it is a contract matter, and the estoppel certificate states the amount due.
The recorded sales do not isolate it. The re-roof was declared at $2,361,672.59 and the windows and doors at about $2,190,250, and a buyer values new roofs and glazing. But the public record does not show how the work was funded, so we cannot say whether a unit's carrying cost or reserve position changed.
Nothing on the public record establishes how the June 2024 re-roof or the 2025 window program was funded, and we assert neither reserves, insurance proceeds nor a special assessment. The association budgets, reserve schedules and any special assessment resolution answer it, and they arrive in the estoppel package.
No. Sections 553.899 and 718.112 start at three habitable stories, and the 22 buildings have two. The buyer's package under section 718.503 still includes each section's budget and financial statement, which show its reserves.
At your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the milestone summary and reserve study where they exist. The buyer has seven days, not counting Saturdays, Sundays and legal holidays, to void the contract after signing and receiving them.
Section 720.401 does not apply to associations under chapter 718, and a Somerville unit is a chapter 718 unit that also sits in two chapter 720 associations. Which package applies depends on the contract and documents, so your closing agent or attorney confirms it. This is information and not legal advice.
Yes, if you know of it. Section 689.302 requires 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. Hand the buyer the FEMA letter, case 23-04-5574A, with it.
It removes the federal mandatory flood insurance requirement for the 22 buildings, and a buyer will like that. FEMA also states a lender may still require coverage, and the map shows ten buildings in Zone AE. We present both facts together, and we do not claim it as a premium to your price.
It can. A lender may ask for it despite the letter, and a buyer's agent will ask about the association's building policy and the unit owner's policy. The best question is whether each building's flood policy is written at 100 percent of replacement cost or at the unit count times $250,000, whichever is less.
We print no premium for a unit. Citizens Property Insurance Corporation's 2026 approved rate changes list 801 Lee County unit-owner policies at an average of $1,356 after an approved minus 7.0 percent, which is Citizens' own Lee County book and not a quote. A buyer's quote for the specific unit is the only figure that counts.
Within limits. The recorded documents set a 30-day minimum and no more than four leases in a calendar year, entire units only, and an owner's own pool and parking rights are suspended while a tenant holds the unit. The master requires a $100 processing fee, and the section declarations may add rules.
The recorded standard is reasonable numbers of usual household pets, with no numeric cap or weight limit, and pit bulls, wolf hybrids and aggressive dogs excluded. A section declaration may be stricter, so we order each one before the first showing.
For a buyer with three vehicles it ends the conversation, and for most it does not matter. The recorded rule is one garage space and one assigned driveway space and no more than two vehicles on a permanent basis, and it is a fact we put in the first showing sheet instead of discovering at the estoppel.
At the $255,000 median: $1,785.00 in deed stamps, about $1,350 for the owner's title policy, and up to $897 for three estoppel certificates, which is $4,032 before commission, payoff and prorations. In Lee County the seller customarily pays the stamps and the owner's policy, and the contract controls.
That depends on your facts, and a tax professional is the right person. The Internal Revenue Service's Topic 701 explains the rules for the sale of your home. We print no exclusion amount here because we have not read the figure for this page.
Yes. The county's cost cards and the builder's four original plans record two bedrooms and two baths for every unit, and five of the 15 MLS closings in the 12 months to September 25, 2026 were advertised as three-bedroom units. A third room can be marketed as a den, and the listing should match the county record.
Start with documents, not paint: the section's budget and financial statement, the declarations, the estoppel requests, and the status of any open window permit. Then the unit: clean, current finishes and working systems. We tell you after the walk-through which items change the price and which do not.
On the county record the median is below its 2022 level and above its 2019 level, and fewer than one unit in eleven sold in the last year, so few units compete with yours. We do not predict the market. We show you the competing inventory the week you list and decide with you.
A homesteaded seller may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, according to the Lee County Property Appraiser's exemptions pamphlet. Apply with the Lee County Property Appraiser, and ask a tax professional about the deadlines that apply to your purchase.
Compass Rose Management in Cape Coral is the principal address and registered agent on all five Somerville filings read on October 7, 2026, and the master association lists a St. Petersburg management company as its principal address. The estoppel requests go through the route each association publishes.
Yes, it is free, and no, you do not have to list with us. You keep the written range, the comparables and the net sheet. If you do list, our Somerville at Sandoval seller page explains the plan.
Commission is negotiable and not set by law. We give you the fee in writing at the first meeting, before you decide anything.
We price on the county's recorded sales, we read the three association packages 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.
McGreevy and Comisar are a top-reviewed Southwest Florida 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.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." 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." Verified Google review
The same partners who earned those reviews will price your home. Request a free Somerville at Sandoval home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the Somerville at Sandoval figures above is public or comes from the association, and a buyer's lender, insurer and agent will read many of them. These are the ones a Somerville seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.
Document | Issued by | Why a Somerville seller needs it | Official link |
|---|---|---|---|
Estoppel certificate fees notice | Florida Department of Business and Professional Regulation | The current maximums for the estoppel certificates a Somerville sale can need | |
Sandoval Community Association documents page | Sandoval Community Association | The master association's published documents, rates and resale information | |
Florida Statutes 718.503, condominium resale disclosure | Florida Senate | What a condominium seller delivers and the buyer's seven day right to void | |
Florida Statutes 718.116, assessments and estoppel certificates | Florida Senate | Estoppel timing and fee rules for the section associations | |
Florida Statutes 718.112, bylaws, reserves and reserve studies | Florida Senate | Reserve rules and the three-story trigger for a reserve study | |
Florida Statutes 553.899, milestone inspections | Florida Senate | The three-story trigger that does not reach a Somerville building | |
Florida Statutes 720.30851, homeowners association estoppel certificates | Florida Senate | Estoppel rules for the master and recreation associations | |
Florida Statutes 720.401, association disclosure summary | Florida Senate | The Chapter 720 summary and where it stops applying | |
Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | |
Florida Statutes 689.261, property tax disclosure | Florida Senate | The buyer's tax warning required in the contract | |
Florida Statutes 201.02, documentary stamp tax on deeds | Florida Senate | The deed stamp a Lee County seller customarily pays | |
FEMA Flood Map Service Center | Federal Emergency Management Agency | Panels 12071C0381G and 12071C0382G and the Letter of Map Amendment by case number | |
Lee County flood information | Lee County Community Development | County flood maps and map change notices | |
2025 Taxing District Millage Book | Lee County Property Appraiser | The 2025 millage by taxing district | |
General exemption information, tax year 2026 | Lee County Property Appraiser | Homestead exemption, portability and deadlines | |
Lee County property search | Lee County Property Appraiser | The county record for any unit, including living area and sales | |
Lee County Official Records search | Lee County Clerk of the Circuit Court | The recorded declarations and amendments | |
Special assessment FAQs and payoff request service | City of Cape Coral | Open permits, code cases and assessment balances at a sale | |
Permit search | City of Cape Coral | The permit history for an address, including the 2024 and 2025 building work | |
2026 Approved Rate Changes by County | Citizens Property Insurance Corporation | The Lee County unit-owner premium averages | |
Florida Division of Corporations search | Florida Department of State | The status and management address of each Somerville association |
Every Somerville at Sandoval figure on this page traces to one of the sources below, retrieved October 7, 2026 unless a line or the body gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, county, association and our own pages, plus one named local newspaper where a line says so.
By Jesse McGreevy and Marc Comisar. For this page we tracked the 15 recorded Somerville at Sandoval sales from the Lee County file, the associations' published documents, the City's permit record and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your home, so each figure here comes from a public record you can check.
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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.