Sandoval - Villas

The Villas at Sandoval are 69 attached twin villas on Anguilla Drive and Pamplico Court, inside the gates of Sandoval in Cape Coral. Buying or selling one is a structurally different transaction from the house behind the same gate, because a villa parcel belongs to two separate Florida corporations, which means a villa closing needs two estoppel certificates, two statutory clocks and two statutory fee caps instead of one. Everything else on this page follows from that.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

If you own a villa at Sandoval and are weighing a sale, eight villas closed in the 12 months to 13 September 2026 at a median of $315,500 (n=8, EVEN, middle pair $315,000 and $316,000), per Southwest Florida MLS data pulled 13 September 2026. Start with a Villas at Sandoval home valuation, or call Jesse McGreevy at (239) 898-6072.

If you are buying, start with the Sandoval neighborhood page for the master community and with Cape Coral for the wider market, then come back here. Buying a villa at Sandoval is not the same transaction as buying in Sandoval. The rest of this page is the proof, document by document: the recorded plats, the two corporate charters, the master association’s own resale instructions, the Lee County tax roll, the City of Cape Coral permit record and the Florida Statutes.

Why McGreevy and Comisar Are the Best Realtor for the Villas at Sandoval

The Villas at Sandoval are a 69 home subdivision that trades roughly eight times a year, so the entire market is small enough to know house by house. McGreevy and Comisar track every villa closing on Anguilla Drive and Pamplico Court, read the recorded documents behind them, and price against the villa set rather than against Sandoval as a whole.

The track record on this specific product

We tracked all eight Villas at Sandoval closings recorded in the 365 days to 13 September 2026, a median sold price of $315,500 (n=8, EVEN, middle pair $315,000 and $316,000), a median 70 days on market and a mean sale to list ratio of 94.50 percent, per Southwest Florida MLS data pulled 13 September 2026. That is not a sample of the villa market. It is the villa market, all of it, for a full year.

Over the same window the wider Sandoval single family market recorded 72 closings at a median of $402,000 (n=72, EVEN, middle pair $400,000 and $404,000), and Somerville at Sandoval, the community’s condominium neighborhood, recorded 14 at a median of $252,500 (n=14, EVEN, middle pair $250,000 and $255,000). Three products, one gate, one twelve month window, three different answers. An agent who quotes you “the Sandoval median” is quoting you the house.

The awards, stated exactly as they were given

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy has sold Southwest Florida real estate since 2004. Marc Comisar brings the second half of a partnership that has run at the top of this market for two decades. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What that means on a villa file

The work on a villa is not the same work as on a house. It is two estoppel orders instead of one, two ten business day clocks running independently, a second Florida corporation whose assessment amount is published nowhere, a county roof cover code that does not match the recorded covenant, and a per square foot story that only makes sense once you separate the attached villas from the 48 detached homes at the low end of the same street. We do that work before the listing goes live, not after a closing date slips.

Selling a villa at Sandoval: request a Villas at Sandoval home valuation or call Jesse McGreevy at (239) 898-6072.

Buying a villa at Sandoval: start with our Cape Coral buyer representation page, or call Marc Comisar at (239) 287-5873.

Living in the Villas at Sandoval as a Homebuyer

Daily life in a villa at Sandoval means a one story, two bedroom, two bath attached home of about 1,542 square feet on a 37 by 115 foot lot, behind a gate, with a two car garage, a screened lanai, a lake behind roughly seven of every ten of them, and no private pool anywhere in the subdivision.

The house you actually live in

Every one of the 69 villas is the same house. The Lee County Property Appraiser records all 69 as one story, two bedrooms, two full baths, concrete block and stucco, slab on grade, with a quality grade of “4.0000 ABOVE AVERAGE” and electric forced air ducted heat with central air, on the certified 2026 tax roll posted 1 September 2026 and on the per parcel cost cards read 12 September 2026. Base heated area is 1,542 square feet on 66 of the 69 and 1,550 square feet on the other three. The garage is 424 square feet on 66 of them, which is a two car garage at the small end of two car.

That uniformity is unusual and it is worth understanding before you tour. You are not choosing between floor plans here. You are choosing between a lake view and no lake view, a corner lot and an interior lot, a renovated interior and an original one, and which half of the building you own.

The lot, and what 37 feet of frontage feels like

Where the roll records lot dimensions, the modal villa lot is 37 feet wide by 115 feet deep, on 16 of the 28 villa parcels that carry non zero frontage and depth figures, with corner and end lots at 39, 44 or 45 feet wide, per the certified 2026 tax roll read 12 September 2026. Median mapped lot area across all 69 is 0.112 acres (n=69, ODD, single middle value), against 0.142 acres (n=48, EVEN, middle pair 0.142 and 0.142) for the detached homes at the south end of Anguilla Drive.

In practice that is a compact front yard, a driveway, a modest side yard on the unattached side and none at all on the attached side. The recorded supplemental declaration is explicit about the last point: setbacks are 15 feet front, 10 feet rear and 5 feet side, and “There is no side setback between attached Units” (Lee County Instrument 2013000046134, Article IV.B.1, recorded 26 February 2013). Your neighbor’s wall is your wall.

The lake, on 49 of 69

Forty nine of the 69 villa parcels carry a lake frontage flag on the certified 2026 tax roll, which is 71.0 percent of the subdivision. The split by street matters: 43 of the 53 Anguilla Drive villas (81.1 percent) and 6 of the 16 Pamplico Court villas (37.5 percent), read 12 September 2026. For comparison, 21 of the 48 detached homes at 2457 to 2557 Anguilla Drive are on a lake (43.8 percent). The attached villas are the most lake heavy product on their own street.

The recorded instrument also settles who mows the bank. Under Instrument 2013000046134, Article IV.B.8, the master association is obligated to maintain, as a landscaped area, “that portion of the lake bank lying between such Unit and the water’s edge of the lake bordering such Unit.” On a lake villa, the grass between your lanai and the water is not your job.

No private pools, and the positive control that proves it

Not one of the 69 villas has a private pool. Zero on Anguilla Drive’s villa side, zero on Pamplico Court, on the certified 2026 tax roll read 12 September 2026.

That zero is a measurement, not missing data. The same parser reading the same column on the same run returned 9 pools on the 48 detached homes at the low end of Anguilla Drive, 53,355 pooled parcels across Cape Coral and 182,292 across Lee County. The City of Cape Coral permit portal returns zero pool or pool cage permits on either villa street across the whole window from 28 September 2022 to 12 September 2026, while returning build era pool permits on the detached side of the same street. Nine homes on Anguilla Drive have a private pool, and not one of them is a villa.

So the pool question has a straight answer: the swimming happens at the community amenity, not in the back yard. Sandoval’s own site describes Club Sandoval with its lagoon style pool and water slide, a fitness centre, courts, dog parks and the Esplanade walking loop, and the community operates its gate through the Envera visitor system with residents managing guests and contractors themselves (livesandoval.com, read 12 September 2026).

The things people notice in the first month

• Trash day. The villas are on the City of Cape Coral residential collection route. Sixteen of sixteen sampled villa addresses return Route 675, Thursday, Subsection D, serviced by Waste Pro, and the county’s own garbage type field reads “R” on all 69 villa parcels, queried 12 September 2026. The same query on Somerville at Sandoval returns nothing, and Somerville’s field reads “M”. You get city trash pickup at the curb like any other Cape Coral house.
• Lanais. A screened porch or screen enclosure appears on 66 of the 69 villa cost cards, read 12 September 2026. It is close to standard equipment on this product.
• Garages. All 69 have one, and the recorded covenant requires an enclosed garage sized for not less than two and not more than three cars, with automatic openers, and no conversion to living space without written Design Reviewer approval (Instrument 2013000046134, Article IV.B.2). The master separately requires anything that is not a conforming car, SUV or light pickup to be inside that garage. On a 424 square foot garage, that is a real constraint on boats, trailers and work vehicles.
• Renting. Villas are capped at four leases per calendar year with a 30 day minimum term, recorded at Instrument 2013000046134, Article IV.A.3. The master layer adds a $100 lease processing fee, a one year maximum term and no subleasing. The four per year cap is the villa specific number and it is not published anywhere else.

What sharing a wall actually changes

Two things, and they are worth being honest about before you write an offer. First, the building is shared, so any work that touches structure is a two owner conversation and the recorded instrument forbids an owner from doing anything that “would or might jeopardize or impair the safety or soundness of such property” without prior written Design Reviewer consent (Instrument 2013000046134, Article IV.B.7). Second, the document that defines the shared building elements for these villas, the Neighborhood Declaration named in the association’s own charter, is not published by the association and was not recoverable from the public record for this page. Section 9 says exactly what that means and how to get it. Any page that tells you what a Sandoval villa assessment “covers” without that document is guessing.

Thinking about selling yours? Get a villa specific home valuation from McGreevy and Comisar or call (239) 898-6072. Thinking about buying one? See how we represent buyers in Cape Coral or call Marc Comisar at (239) 287-5873.

Market Snapshot: What Villas at Sandoval Homes Actually Sell For

Villas at Sandoval closings in the 365 days to 13 September 2026 numbered eight, at a median sold price of $315,500, a median 70 days on market and a median 1,542 square feet, per Southwest Florida MLS data pulled 13 September 2026. All eight were on Anguilla Drive. One villa is currently listed, at $335,000.

Data updated: September 2026

The eight closings, whole population

Every attached villa that changed hands through the MLS in the trailing twelve months is in this table. There is no ninth row.

Source: Southwest Florida MLS Matrix, Development Name = SANDOVAL, closings in the 365 days to 13 September 2026, pulled 13 September 2026.

Read the spread rather than the median alone. Sold prices ran from $295,000 to $339,000, a $44,000 band on eight sales of an identical floor plan, and days on market ran from 4 to 291. On this product, condition, view and pricing discipline are the whole game, because square footage is a constant.

The three way benchmark, one community, one window

Source: Southwest Florida MLS Matrix, Development Name = SANDOVAL, closings in the 365 days to 13 September 2026, pulled 13 September 2026. The three product classes partition the pull with no remainder: 72 plus 8 plus 14 equals the 94 Sandoval closings in the window.

The per square foot finding, and the counterweight it ships with

The attached villa sold at a median $204.61 per square foot. The detached single family home behind the same gate sold at $205.54. That is a gap of 93 cents. The condominium at Somerville sold at $174.40, a 15.2 percent discount to the house.

The honest reading is that the market applies no meaningful per square foot discount for attaching a Sandoval home to its neighbor, while it does apply one to the condominium regime. That is the useful sentence, and it is as far as eight sales will carry you.

Here is the counterweight, in the same breath. Eight closings is a thin set. One atypical sale moves the median, and a 93 cent gap is well inside what eight observations can resolve. So the defensible claim is the absence of a discount, never that villas outperform houses. Anyone who tells you a Sandoval villa beats a Sandoval house on price per square foot is over reading an n of 8.

Pamplico Court did not trade

No Pamplico Court villa closed through the MLS in the trailing twelve months. That zero is measured, not missing: the same 94 row pull returns Sandoval closings on every other street in the community, and the Lee County roll independently records Pamplico’s most recent sale on 13 December 2024 at $380,000 (1305 Pamplico Ct, Instrument 2024000337729, roll read 12 September 2026).

So there is no Pamplico median for this window and this page will not compute one. What can be said is precise: Pamplico Court is 16 villas, none of them traded in the last year, and the last recorded sale on the street was $380,000 in December 2024. For a Pamplico owner that is a genuinely thin comparable set, and pricing has to lean on the Anguilla villa sales plus adjustments rather than on the street itself.

One active listing against 69 doors

Twenty nine listings were active across all of Sandoval on 13 September 2026. Exactly one is a villa.

Source: Southwest Florida MLS Matrix, active listings, same Development filter, pulled 13 September 2026.

Do the arithmetic. One active listing against 69 villas is 1.4 percent of the product on the market. Against eight closings in twelve months, one active listing is roughly a 1.5 month supply. For contrast, the single active detached home at the low end of the same street, 2457 Anguilla Dr at $389,000, had been listed 53 days. Scarcity is the seller’s argument here, and it is a real one, not a slogan.

Why every median on this page names what it counts

This matters more on a 69 home subdivision than anywhere else, so it is stated once and applied throughout. Every median on this page carries its population, its n and its parity, and on an even n it carries both middle values, because on an even set the median is the average of two sales and is usually not any real sale price. $315,500 is not what any villa sold for. It is the midpoint between $315,000 and $316,000.

The population naming discipline is the other half. “Sandoval median” counts 72 houses. “Villa median” counts 8 attached villas. “Anguilla Drive median” counts both plus the detached Pulte homes, which is why a street level number is the wrong tool for pricing a villa. Each of those is a correct number for a different question. Mixing them is how a villa gets listed $80,000 wrong.

What Is Your Villa at Sandoval Worth, and What Will It Cost You to Close?

The Villas at Sandoval are 69 attached villas inside Sandoval, Cape Coral, and exactly one of them is on the market today against eight closings in the last twelve months, which is roughly a 1.5 month supply on Southwest Florida MLS data pulled 13 September 2026. In a subdivision that small, an automated estimate built on Sandoval single family sales will miss your villa by a wide margin, because it is pricing a 2,077 square foot detached house against your 1,542 square foot attached one.

Owners: we will price your villa against the eight villa closings, the one active listing and the fee stack a buyer will actually underwrite. Request a Villas at Sandoval home valuation, or call Jesse McGreevy at (239) 898-6072.

Buyers: we will show you which villas are lake lots, which side of the building you are buying, and what the two association structure does to your closing. See how we represent buyers in Cape Coral and Sandoval, or call Marc Comisar at (239) 287-5873. McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008.

What Exactly Is a Villa at Sandoval, and Which Homes Are Included

Villas at Sandoval means 69 attached twin villas: 53 on Anguilla Drive at house numbers 2606 through 2664 (Block 9010) and 16 on Pamplico Court (Block 9012). It does not mean the 48 detached homes at 2457 through 2557 Anguilla Drive, and it does not mean the detached villas on Vareo Court or Lavaca Court.

This is the section most likely to save you money, because the word “villa” does at least three different jobs inside one gated community and nobody on the public internet separates them.

The 69, block by block

Source: Lee County Property Appraiser certified 2026 tax roll posted 1 September 2026, joined to the LeePA parcel fabric and to the per parcel cost cards, all read 12 September 2026.

Anguilla Drive’s villa addresses are 2606 through 2664 on the even side (29 parcels, and note that 2615 and 2617 do not exist on the odd side) and 2607 through 2657 on the odd side (24 parcels). Pamplico Court runs 1305 through 1323 odd and 1314 through 1324 even, 16 parcels, Lots 1 to 16 with no gaps. A page that describes Villas 1 only as “the 2600s”, as the association’s own document index does, has left Pamplico Court out.

One footnote that a title order will hit and a marketing page will not mention. Block 9010 carries 53 parcels on the 2026 certified tax roll. One further platted lot, Block 9010 Lot 51 at 2616 Anguilla Dr, appears in the county’s parcel fabric and in the City’s address file with no owner, no source deed and no tax account, and two more platted lot numbers, 21 and 22, appear in none of the three county registers. Three independent checks confirm the missing tax account, including a positive control where the two neighboring parcels returned 2025 bills on the same run. Publish 53 and 69; know that the 54th exists on paper.

The comparison that defines the product

Source: Lee County Property Appraiser certified 2026 tax roll and per parcel cost cards, all 117 parcels read 12 September 2026.

The detached homes at the low end of Anguilla Drive

The 48 homes at 2457 to 2557 Anguilla Drive are a different house on a different plat by a different builder. The county classifies every one of them as a detached ranch with one unit in the building. They are three bedroom on 46 of 48, they sit on larger lots, they carry concrete tile roofs on 42 of 48, and they hold all nine of Anguilla Drive’s private pools. They are marketed in places as “Anguilla Single Villa”, which is exactly how the confusion starts.

Two things follow. First, if you are buying and someone shows you a “villa on Anguilla Drive” with three bedrooms and a pool, you are looking at the detached Pulte product, not at the Villas at Sandoval. Second, if you are selling a villa and an agent runs comparables on Anguilla Drive as a street, those detached sales will be in the set, and they should not be.

The detached homes are still the best benchmark this page has. They sit on the same street, behind the same gate, on the same tax roll. They are just a different product, and the honest way to use them is by name.

The Vareo and Lavaca naming trap

Taylor Morrison sold two things at Sandoval called villas. The Ibis VI twin villa is attached and shares a wall, and it is the Villas at Sandoval. The Queen Palm VI and Sabal Palm VI “detached villas” are freestanding houses on Vareo Court and Lavaca Court, and the county classifies them as detached ranch homes with one unit in the building (verified on 2631 Vareo Ct at 1,686 square feet and 1321 Lavaca Ct at 1,672 square feet, cost cards read 12 September 2026). A buyer searching “Sandoval villa” will land on both. Only one of them shares a wall, and only one of them belongs to a second association.

And Somerville is a third thing again

Somerville at Sandoval, inside the same gate, is a low rise condominium neighborhood and the only Chapter 718 condominium regime in the community. The section on whether a villa here is a condominium explains why that difference is not cosmetic. If you are weighing the two, read the Somerville at Sandoval condominium page alongside this one.

Selling in the 2600s of Anguilla Drive or on Pamplico Court? Get a valuation priced against the villa set, not the street: Villas at Sandoval home valuation, or call (239) 898-6072. Buying? We will tell you which product you are standing in before you write an offer: buyer representation with McGreevy and Comisar.

Is a Villa at Sandoval a Condominium?

No. A villa at Sandoval is not a condominium. Each of the 69 Villas at Sandoval sits on its own individually platted, fee simple lot governed by a Chapter 720 homeowners association, and the villa association’s own charter says in terms that it is not a condominium association and is not intended to be governed by Chapter 718.

The charter says it out loud

The developer’s counsel put the answer in the Articles of Incorporation of the villa association, filed with the Florida Division of Corporations on 3 April 2013:

“The ‘Association’ is NOT a condominium association and is not intended to be governed by Chapter 718, the Condominium Act, Florida Statutes.”

The same Articles open by incorporating the association “under and in accordance with the provisions of Chapters 617 and 720 of the Florida Statutes” (Articles of Incorporation, Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc., Florida document number N13000003206, filed 4 April 2013 and read from the State’s own document image 12 September 2026).

Eight independent legs, not one quotation

Somerville at Sandoval, the one condominium regime inside the gate

Somerville is the contrast that makes the point concrete. It is a low rise condominium neighborhood inside Sandoval, it trades at a median $252,500 (n=14, EVEN, middle pair $250,000 and $255,000) and $174.40 per square foot on Southwest Florida MLS data pulled 13 September 2026, and it is governed by Chapter 718. The villas, 500 yards away behind the same gate, are governed by Chapter 720. If you are comparing the two, read the Somerville at Sandoval condominium page for the other side of the comparison.

What the distinction actually changes for a buyer

Milestone inspections and structural reserve studies. Florida’s milestone inspection and structural integrity reserve study regime is built for condominium and cooperative buildings of three stories or more. A one story, fee simple, Chapter 720 villa is not in that population. That is a live cost question in Southwest Florida in 2026, and on this product the answer is that the regime does not reach it.

The insurance mandate, and this is the sharpest one. Section 718.111(11)(a), Florida Statutes provides that “Every condominium association shall have adequate property insurance … regardless of any requirement in the declaration.” Chapter 720 imposes no equivalent duty on a homeowners association. A full text search of Chapter 720, all 240,107 characters of it, returns 18 occurrences of the word insurance, none of which is a property insurance mandate: what is there is a fidelity bonding requirement and a permissive group windstorm pooling provision (Florida Statutes, read 12 September 2026).

So the difference is structural. A Somerville condominium owner has a statutory guarantee that the association carries property insurance on the building. A villa owner does not. For a villa, the association’s insurance duty is whatever the recorded documents require and nothing more. The villa association’s charter does empower it “To maintain, insure, repair and replace the Common Structural Elements” (Articles IV.C.4). What those Common Structural Elements are, and what the association must insure, is defined in the Neighborhood Declaration, which is not published by the association and was not recoverable for this page. The section on what you actually pay gives the exact route to that answer. Until you have it in hand, do not assume anything about what is insured, and be sceptical of any listing or page that tells you.

The resale document package is different. Section 720.401, Florida Statutes requires a homeowners association disclosure summary before contract execution, and gives the buyer a right to cancel within three days of receiving it. By its own terms that statute does not apply to Chapter 718 condominiums. So a villa seller and a Somerville seller, inside the same gate, hand a buyer different statutory paperwork, and their buyers hold different cancellation rights.

Financing and underwriting. The condominium question is the first thing a lender asks, because condominium project approval is a different process from lending on a platted single family lot. The Villas at Sandoval are platted fee simple lots coded single family by the county. That is the fact your lender needs, and this section is where it is sourced.

How the Villas at Sandoval Came to Be

The Villas at Sandoval were built by Taylor Morrison of Florida, Inc. between 2013 and 2017 on Anguilla Drive and between 2015 and 2016 on Pamplico Court, after Taylor Morrison bought the land in December 2011, took over the community’s declarant rights, and amended the recorded covenants specifically to allow attached homes on Block 9010.

They are a second decade product. Sandoval’s first phases date from 2005. The villas came ten years later, on the community’s last 100 acres.

The land, in two deeds

Two recorded instruments put the ground under the villas into the builder’s hands.

• Warranty Deed, Lee County Instrument 2012000005443, executed 29 December 2011 and recorded 9 January 2012. Grantor: Cape Coral Development Associates LLC, the original master developer. Grantee: Taylor Morrison of Florida, Inc. The property is the parcel “to be known as Sandoval Phase 3”, 98.47 acres more or less, in Section 20, Township 44 South, Range 23 East. The documentary stamps of $27,846.00 imply consideration of $3,978,000, which reproduces exactly the 29 December 2011 sale figure carried on 57 Anguilla and Pamplico parcels in the county roll.
• Special Warranty Deed, Lee County Instrument 2012000280035, acknowledged 14 December 2012, conveying the Phase 3A remainder from two private landowners to Taylor Morrison of Florida, Inc. for a stated $250,000, which likewise reproduces the roll’s 14 December 2012 entry on 39 parcels.

Both read from the Lee County Clerk’s recorded images, 12 September 2026.

The transfer of declarant rights

Alongside the land, Taylor Morrison took the community’s development authority. Cape Coral Development Associates, LLC assigned all declarant rights to Taylor Morrison of Florida, Inc. by an Assignment of Declarant Rights dated 29 December 2011 and recorded 9 January 2012 as Lee County Instrument 2012000005445, a fact recited in two separate recorded instruments read 12 September 2026. From that date the builder of the villas was also the declarant of the community, which is why the villa covenants and the villa association both carry Taylor Morrison’s name on them.

The amendment that made an attached home legal here

This is the moment the product came into existence, and it has a date.

The original 2012 supplemental declaration for these five Sandoval neighborhoods did not permit attached dwellings. Taylor Morrison amended and restated it, and the amended instrument states its own purpose: to amend and restate the supplemental declaration “regarding the name of the Villas I Neighborhood” and “to provide that attached residential dwellings be permitted within the Villas I Neighborhood.”

The result is Article IV.A.1 of the recorded instrument, which allows only detached single family use on Blocks 9011, 9015, 9020 and 9025, and provides that units in Block 9010 “shall be used only for attached single family residential purposes.” Block 9010 is the only block in the entire instrument permitted to carry attached homes.

That instrument is Lee County Instrument 2013000046134, doc type RES, 9 pages, made as of 27 November 2012, notarised 8 February 2013 and recorded 26 February 2013 at 4:13 PM. The association’s own document index dates it 2/08/2013, which is the notary date inside the document, not the recording date. Cite the recording date.

The Ibis VI, from the Sanctuary Collection

Taylor Morrison announced eight floor plans for Sandoval’s Phase III, the final 100 acres of the 524 acre community, in December 2012, and the announcement names the plan (Naples Daily News, “Taylor Morrison unveils Sandoval’s Phase III floor plans”, 2 December 2012, archived and read 12 September 2026). The series spanned twin villas, detached villas, single family homes and estate homes, and pre construction prices started in the high $100,000s.

The Ibis VI is the only twin villa in the entire eight plan schedule, and the county measures exactly one attached villa plan across both villa streets. That is as clean a plan attribution as this kind of research produces.

The plats, and why there is no plat book and page

Lee County stopped assigning plat book and page numbers to new plats after 2005 and records them by instrument number instead. Both villa plats are instrument numbered. There is no plat book and page to cite for either, and any page that gives you one has invented it. By contrast, Sandoval Phase 1 does carry Plat Book 79, Pages 15 to 31, which is how you can tell the difference is real and not an omission.

Both read from the Lee County Clerk’s recorded images, 12 September 2026. Surveyor on both: Stouten Cramer, Inc. of Cape Coral, certified by Jeffrey D. Stouten, PSM.

One consequence worth knowing before a title order: the two sides of Anguilla Drive were platted a year apart under two different instruments, even though both sit in the same Block 9010. Pamplico Court, by contrast, is a single plat, a single block, sixteen lots and no gaps, which makes it the cleanest little cul de sac in the community on paper.

The build waves

Source: Lee County Property Appraiser certified 2026 tax roll, posted 1 September 2026, read 12 September 2026.

Anguilla Drive’s villas went up in a 2013 to 2017 run with the bulk finished by 2015. Pamplico Court is a tight 2015 to 2016 wave, and 12 of its 16 homes were finished in a single year. The detached homes at the low end of the same street predate both, at 2011 to 2013. So on one street you can walk past three construction eras in ten minutes, and only the middle one is attached.

The Homes: Floor Plan, Construction and What the County Record Shows

Every Villa at Sandoval is the same house: the Taylor Morrison Ibis VI twin villa, one story, two bedrooms, two baths, concrete block and stucco on a slab, measured by Lee County at 1,542 square feet of heated area against 1,533 advertised by the builder, with a 424 square foot garage. All 69 carry the county’s above average quality grade.

1,542 measured against 1,533 advertised

The builder advertised the Ibis VI at 1,533 square feet of living area. The Lee County Property Appraiser measures the base heated area at 1,542 square feet on 66 of the 69 villas and 1,550 square feet on the other three (2658, 2662 and 2664 Anguilla Dr), from the per parcel cost cards read 12 September 2026.

The nine square foot difference is a measurement convention, not a different plan: builder living area and county heated area are computed differently. Use whichever number the context calls for, and say which one it is. The MLS closings on this page all report 1,542, which is the county figure.

What the county record says, on all 69

Source: Lee County Property Appraiser per parcel cost cards and the certified 2026 tax roll posted 1 September 2026, every parcel read 12 September 2026.

This is an unusually uniform body of housing. Sixty nine homes across two streets, every one of them one story, two bedroom, block and stucco, above average grade, and 66 of 69 at exactly the same base area. Pamplico Court’s sixteen are identical to each other on every single field the county records.

The roof, and a real tension in the record

The recorded covenant requires a minimum 4:12 roof slope with roofs “constructed of flat, clay or concrete tile,” and it gives the Design Reviewer discretion, in its sole discretion, to approve additional roofing materials (Instrument 2013000046134, Article IV.B.4).

The Lee County Property Appraiser records the roof cover on 68 of the 69 villas as code 12, printed on the card as MODULAR METAL. The single exception is coded concrete tile. Across the street, the detached Pulte homes are concrete tile on 42 of 48.

Both of those are facts and they sit side by side. What is not established is which approval, if any, sits behind the difference: no Design Reviewer approval document is published by the association and none was found in the recorded record. The villas were built by the declarant itself, which controlled the Design Reviewer, so a product decision is the ordinary reading, but that is a reading and not a document. Nothing here says the villas violate their covenant, and nothing here says the roofing material was approved. It says what the county records and what the covenant says.

One further caution, and it is a real one. Lee County’s own code dictionary for roof cover code 12 was not obtainable: the county’s codes page carries no roof cover table and the codes breakdown PDF returns a 404. So this page quotes the county’s label exactly as printed and does not translate it into “metal roof” or “shingle roof”. If your insurance carrier asks, the answer comes from a wind mitigation inspection on the specific villa, not from a code label.

What is beyond argument is that the roofs on this subdivision are not old. Every one of the 69 villa parcels carries a non void roofing permit applied in the window from 28 September 2022 to 12 September 2026, and 68 of the 69 were filed between 8 and 12 April 2024, Pamplico’s sixteen on consecutive permit numbers BLDTR24-003901 through 003915, with the last villa, 2614 Anguilla Dr, filing on 8 July 2024 (City of Cape Coral EnerGov permit portal, all 164 street permits harvested 12 September 2026). On the detached side of the same street only 14 of 48 parcels carry one. The filing party and who paid are not established by the permit record and this page does not guess at them.

Shutters, not impact glass

Source: Lee County Property Appraiser cost cards, all 117 parcels read 12 September 2026.

Only one of the 69 villas shows any impact glass on the county’s record. The other 68 are shutter protected. Read plainly: the Villas at Sandoval are a shutter community, not an impact glass community, and a buyer who installs impact windows is upgrading rather than matching the block.

One honest caveat. The county’s hurricane protection field reflects what was on the card at the last assessment, so owner installed impact windows fitted after the last field visit may not appear. Treat the table as the county record rather than as physical certainty, and verify on the specific villa.

The lot, in county units

The modal villa lot is 37 feet by 115 feet, recorded on 16 of the 28 villa parcels that carry non zero frontage and depth on the roll, with the rest valued on a lot basis. That works out to 4,255 square feet, or 0.0977 acres, and the county’s independent mapped area field reports 0.099 acres on 15 Block 9010 parcels. Two unrelated county systems landing within 0.0013 acres of each other is a good sign the number is right.

Median mapped lot area is 0.112 acres across all 69 (n=69, ODD, single middle value), 0.112 on Anguilla (n=53, ODD) and 0.1305 on Pamplico (n=16, EVEN, middle pair 0.130 and 0.131). Pamplico’s lots are slightly larger and the street holds the single biggest villa lot in the subdivision at 0.296 acres.

Lake, pool, seawall, dock

Forty nine of the 69 villas are lake lots (71.0 percent), split 43 of 53 on Anguilla (81.1 percent) and 6 of 16 on Pamplico (37.5 percent). Zero villas have a private pool. Zero have a seawall. Zero have a boat dock, and neither does anything else in Sandoval, against 18,368 Cape Coral parcels that do carry a dock. Water access from this community is off site, and that is a community wide fact rather than a villa one.

Owners: the county record is where a buyer’s lender, appraiser and insurance carrier all start, and it is where our pricing starts too. Request a Villas at Sandoval home valuation or call Jesse McGreevy at (239) 898-6072. Buyers: we will pull the cost card, the permit history and the flood panel on any villa before you write. See how McGreevy and Comisar represent Cape Coral buyers.

The Two Associations, and Why Your Villa Has Two Quarterly Bills

A Villas at Sandoval parcel belongs to two Florida corporations: Sandoval Community Association, Inc., the master, and Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc., the villa association. That dual membership is written into the villa association’s charter, and it is the single fact that drives the fees, the votes and the closing process on this product.

The two corporations, named

Source: Florida Division of Corporations records, read 12 September 2026, including the Articles of Incorporation image and the corporate event history for N13000003206.

Membership in both is not optional and it is not a matter of practice. The villa association’s own Articles, at Article V.J, provide that its members “shall also be members of the Community Association and subject to all the benefits and burdens derived thereby.” Two memberships, one parcel.

The recorded clause that created the second association

The master level instrument that governs these lots carves the villas out of master lawn maintenance in terms, and then says why. From Lee County Instrument 2013000046134, Article IV.B.7, recorded 26 February 2013:

“The Association shall perform, or caused to be performed, (i) maintenance (including, mowing, fertilizing, watering and pruning, and controlling disease and insects), of all lawns and landscaping installed on the Unit as part of the initial construction on the Unit (except for the Units in Block 9010 as Declarant will be creating a separate neighborhood association to perform the maintenance of the lawns and landscaping included within Block 9010) …”

Block 9010 is the villas. For the four sibling neighborhoods in the same instrument, Lavaca, Casibari, Vareo and Lambay, the master mows the lawn and bills it back as a neighborhood assessment. For the villas, the same instrument says the master will not, and that a separate corporation will do it instead.

Thirty six days later, that corporation existed

The instrument was recorded on 26 February 2013. Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. was incorporated on 3 April 2013. Thirty six days.

That is worth stating because it settles a question that the vault, and the internet, previously got wrong. The recorded instrument predicted the corporation, and the State record shows the corporation. Two independent primary sources, the Lee County Clerk and the Florida Division of Corporations, agree.

Why earlier searches found no corporation, and why that was not the searcher’s fault

This is a small piece of research honesty that turns out to be genuinely useful if you ever go looking yourself.

Sunbiz entity name search is an alphabetical position list, not a keyword search. It returns twenty entities starting at wherever your search string sorts. The villa association sorts as VILLASIANGUILLAPAMPLICOATSANDO. Searches for “Villas at Sandoval”, “Sandoval Villas”, “Sandoval Twin Villas”, “Anguilla” and “Pamplico” each returned a full page of twenty real Florida entities and not one of them was this association, because none of those strings sorts anywhere near it. The only string that finds it is “Villas I (Anguilla”, which returns it as row one.

Six negative searches, each returning a full page of results, is a measurement of the index rather than an absence of the entity. Anyone searching the State register for “Villas at Sandoval” will conclude, wrongly, that no separate association exists.

The administrative dissolution, and the reinstatement

The State record carries two events a title reviewer or a lender will surface:

• ADMIN DISSOLUTION FOR ANNUAL REPORT, filed 24 September 2021.
• REINSTATEMENT, filed and effective 6 March 2022.

So the villa association lost its corporate status for roughly five and a half months over a missed 2021 annual report, and then reinstated. The master association has no such event on its record. This is a corporate filing lapse, publicly recorded, and it is not a statement about the association’s finances or its conduct. It is stated here because it is on the public record and it belongs in a diligence conversation rather than in a surprise phone call the week of closing.

Article IV.C.11, and nothing on the public internet says this

Here is the governance fact that no other page about this community carries.

The villa association’s Articles of Incorporation, at Article IV.C.11, provide that the association elects its own President as the Neighborhood Representative, and then:

“The Neighborhood Representative shall cast the votes in the Community Association of all of the Home Owners on their behalf. The Neighborhood Representative may cast all such votes as he or she, in his or her sole discretion, deems appropriate.”

Read that twice. A single family owner in Sandoval votes their own lot at the master association. A villa owner does not vote at the master at all. The villa association’s president casts the entire 69 vote bloc, at his or her sole discretion. That is in the charter, it has been there since 2013, and it changes what “having a say in the community” means on this product.

For completeness on the current officer slate: the four officers and directors on the State record are listed at the management company’s St Petersburg address rather than at Sandoval addresses, per the corporate record read 12 September 2026. A care of address is an address and not proof of who a person is, so this page states the filings and stops there.

The 2018 charter amendment, stated and not spun

On 2 February 2018 the villa association adopted, and on 9 February 2018 filed, Articles of Amendment that did exactly two things:

• Lowered the vote required before the association engages counsel to sue, from three quarters of all members to a majority of the eligible members voting at a duly called meeting with a quorum, and provided that an imminently expiring statute of limitations is an emergency that removes the vote requirement (the original Articles said the opposite).
• Added carve outs, including one allowing the association to sue, or enter alternative dispute resolution with, “the Declarant, any builder or any person or entity providing equipment, materials or services to the Association” with no member vote at all.

That is what the document says, read from the State’s own image on 12 September 2026. No claim, no dispute and no litigation involving this association has been established by this research, and none is asserted or implied here. What is publishable is the text of the amendment, which anyone can pull from the State register in two minutes.

The villa association owns no land

One more structural point, because it explains what the second bill is not buying. Not one of the 69 villa parcels is owned by the villa association, and no parcel anywhere in the Sandoval roll is titled to a Villas entity. Anguilla Drive itself is Tract R-16, a 45 foot right of way owned by the master association, and Tract R-16B and the lake and buffer tracts are master owned as well (Lee County parcel ownership records, queried 12 September 2026).

So the villa association is a corporation with no real property. It exists to maintain lawns, landscaping and the shared structural elements on lots it does not own, and to assess owners for that work. The streets, the lakes, the buffers, the gate and the amenities belong to the master.

What You Actually Pay at the Villas at Sandoval

A Villas at Sandoval owner pays two association bills, not one: the master association’s quarterly dues on its landscaping excluded tier, plus a separate quarterly assessment to the villa association. Villa closings in the year to 13 September 2026 carried median total annual recurring fees of $7,862 (n=8, EVEN, middle pair $7,780 and $7,944).

What the master association publishes

Source: the master association’s own published documents page, livesandoval.com/documents, read 12 September 2026. That page carries no effective date, so these are figures as published and read on that date, not a warranty of today’s schedule.

The mechanism, which is publishable even where the amount is not

The two published master tiers differ by $381.22 a quarter, which is $1,524.88 a year, and the only difference between them is landscaping.

Villa owners sit on the cheaper tier. They do, because the recorded instrument quoted in the section on the two associations takes Block 9010’s lawn and landscaping out of the master’s job and hands it to the separate villa association. Then they pay that association separately for the mowing, and for whatever else its charter obliges it to do, which includes maintaining, insuring, repairing and replacing the shared structural elements of the building.

So a villa closing statement carries two quarterly association lines. A detached Anguilla Drive closing in the same period carried one, at $1,038 a quarter, $4,152 for the year. That single structural difference is most of the fee gap on this page.

The Villas 1 assessment amount

Information not available at time of publishing.

That is stated in those words on purpose, because the alternative is a guess dressed as a fact. The amount a Villas 1 owner pays their own association, its frequency, and precisely what it obliges the association to do, are not published on the association’s site, are not on the State corporate record (Florida not for profit annual reports carry no financial data), and do not appear in any recorded instrument recovered for this page. The document that would define the assessment mechanism is the Neighborhood Declaration of Protective Covenants, Restrictions and Easements for Villas I (Anguilla & Pamplico) at Sandoval, which is named in the association’s own Articles at I.12 and pointed at again by the recorded master instrument, and which the association publishes only behind a member login.

There are exactly two reliable routes to the number, and both of them are ordinary steps in a real transaction:

• An estoppel certificate. Section 720.30851(1)(h), Florida Statutes makes the regular periodic assessment amount, its frequency, the paid through date, the next installment, every itemised amount owed, and any capital contribution, resale or transfer fee mandatory fields on the certificate. An estoppel on a live Villas 1 file states the assessment exactly, as of a date, in writing.
• The association’s resale package, which a buyer or owner receives in the transaction and which contains the Neighborhood Declaration itself.

We order both on every villa file we handle. Until one of them is in hand, no one should tell you what a Villas at Sandoval assessment is, or what it covers.

What villa closings actually carried

Source: Southwest Florida MLS Matrix, Development Name = SANDOVAL, closings in the 365 days to 13 September 2026, pulled 13 September 2026. Figures are as reported at each closing across a 365 day window, not a current fee schedule.

Now look at what that table says, because it is the most useful finding on this page after the estoppel point.

The villa fee stack is roughly $4,930 a year above the single family stack, and it is almost identical to the condominium stack, at $7,862 against $7,848. The premium is not the condominium regime, because the villas are not condominiums, and the section on whether a villa here is a condominium proves it eight ways. The premium is the attached product: a second corporation maintaining shared grounds and a shared building. Somerville arrives at nearly the same annual number by a completely different legal route.

That distinction is worth money at the negotiating table. A buyer who assumes the higher fee means condominium risk is mispricing the asset. A seller who cannot explain the difference is leaving the buyer to assume the worst.

Why the fee columns in a listing cannot be trusted here

If you compare Sandoval villa listings on fees, you will find figures that contradict each other, and the reason is mechanical rather than sinister.

On the eight villa closings, the separate HOA fee and master HOA fee columns are entered inconsistently by listing agents. They are transposed on at least two of the eight rows, with one sale reporting $1,213 quarterly in the villa column and $773 in the master column, the exact reverse of the pattern on two others, and on a third the two columns collapse into a single $1,920 quarterly entry with zero in the other. Only the total annual recurring fees column reconciles across all eight, so it is the only fee column this page publishes. The same defect was measured on the Somerville rows, entered by a different set of agents, which makes it a property of the field rather than of one office.

Practical translation: never underwrite a Sandoval villa on the fee split shown in a listing. Underwrite it on the total, then confirm both assessment amounts on the two estoppel certificates before your inspection period ends.

The tax bill is a separate stack, and the villas sit with the houses on it

Association fees are not the whole carrying cost, and the county bill tells a different story from the fee bill. The 2025 non ad valorem assessments on the villas, measured across all 69 parcels rather than sampled, run to a median of $1,026.85 (n=69, ODD, single middle value), range $1,016.44 to $1,049.39 once one outlier parcel with a separate clean energy assessment is set aside (Lee County Tax Collector certified 2025 bills, all 69 read 12 September 2026). Every one of the 69 carries the City of Cape Coral solid waste assessment at $384.25, without exception and without variation.

That is the cleanest one sentence description of this product anywhere: the Villas at Sandoval sit with the single family houses on the tax bill, and with the condominium on the fee bill. A Somerville condominium owner behind the same gate carries no city solid waste line at all.

Owners: we will build your net sheet with both association lines, the $4,000 reserve contribution and the transfer charges included, before you list. Start with a Villas at Sandoval home valuation or call Jesse McGreevy at (239) 898-6072. Buyers: we will get you both assessment figures in writing during your inspection period. See how we represent buyers or call Marc Comisar at (239) 287-5873.

The Closing Process Is Different Here, and This Is the Section That Proves It

Selling a Villas at Sandoval home requires two estoppel certificates, because the parcel is a member of two Florida associations. Each association gets its own ten business day clock and its own fee cap, so a clean villa closing can carry up to $500 in estoppel fees against up to $250 for a single family home behind the same gate.

The statute, and why two memberships means two certificates

Section 720.30851, Florida Statutes governs homeowners association estoppel certificates. One of its mandatory fields is the whole ballgame on this product. The certificate must:

“Provide a list of, and contact information for, all other associations of which the parcel is a member.”

A Sandoval single family parcel is a member of one association. A Villas at Sandoval parcel is a member of two, stated in the villa association’s own charter at Article V.J. So the statute itself requires each certificate to point the closing agent at the other association, which is the mechanism by which a villa’s second association surfaces at closing whether or not anyone planned for it.

The rest of the statute sets the clocks and the caps, read from the Florida Legislature’s own text on 12 September 2026:

The arithmetic, side by side

That is not a rounding difference on a net sheet, and the money is the smaller half of it. The bigger half is the calendar. Two independent ten business day clocks, each capable of being started late, on a contract with a fixed closing date, is how a villa closing slips when nobody is watching. Order both on the same day the contract is executed, and diary both.

The carve out, in the association’s own words

The master association publishes its resale instructions on its own documents page, and it carves the villas out in terms. Read 12 September 2026:

“When you are ordering an estoppel, please refer to the Precedent Hospitality management website.”

“FOR VILLAS OWNER/SALE ONLY”

“When purchasing a Villas 1 property, please contact FirstService Residential, https://www.fsresidential.com/florida/resale-and-lender-documents/ , or contact Kim O’Grosky, Portfolio Property Manager, 239-257-6962 x23311 for an Estoppel.”

A master association that publishes a separate estoppel route for one neighborhood is telling you the neighborhood is administered separately. That block of text is published in exactly one place on the internet and it is the closest thing to a public confirmation of this page’s thesis.

Who administers the villa estoppel today, answered honestly

Here the published record and the corporate record disagree, and smoothing that over would be the wrong service.

• The association’s own page, undated and read 12 September 2026, routes Villas 1 estoppel requests to FirstService Residential and names a portfolio property manager there.
• The State corporate record puts the villa association’s principal address, its mailing address and all four of its officers at Precedent Hospitality in St Petersburg, changed 1 December 2025, with a registered agent change to a Sarasota law firm on 22 April 2026.

Two readings fit those facts. Either the corporate agent is Precedent while the resale and estoppel desk is still FirstService, or management moved to Precedent around 1 December 2025 and the association’s undated page has not caught up. This page cannot choose between them on the record, and no source found in this research resolves it, so neither company is published here as a bare present tense fact about who issues your estoppel today.

What does not change either way is the part that matters: the parcel is a member of two associations, so the closing needs two certificates, two clocks and two caps. The way to settle the rest for a specific closing is to order the estoppel through the published route and see who answers, on the day, in writing. That is a two minute task at contract, and it is exactly the kind of thing that is free to check in week one and expensive to discover in week five.

Buyer approval, and what is and is not published

The master association publishes, verbatim, that “Sandoval does not have an HOA Association application process for new buyers” (livesandoval.com/documents, read 12 September 2026). That is genuinely unusual for a gated Southwest Florida community and it is good news for a villa seller, because it removes an approval gate that routinely costs two weeks elsewhere.

Whether the villa association imposes its own buyer application is not published anywhere. The statutory estoppel form has a field for exactly that question, which is another reason both certificates get ordered at contract rather than at the end. Do not assume the master’s answer covers the villa layer, and do not let anyone tell you it does without the certificate in hand.

Transfer money at the closing table

The master publishes a $4,000 HOA reserve contribution payable at the real estate closing on a resale. The MLS record corroborates it in practice: a transfer fee appears on six of the eight villa closings in the year to 13 September 2026, at $4,000 or $5,000, with two rows reporting zero, so it is not universal as entered by listing agents. Whether the villa association levies its own capital contribution or transfer fee on top is not published, and it is another mandatory field on the statutory estoppel form.

Who pays it is a contract question, not a rule. It is negotiable, and on this product it is worth negotiating deliberately rather than defaulting.

What a villa seller should actually do, in order

• Order both estoppel certificates the day the contract is executed, not the week of closing, and diary both ten business day deadlines separately.
• Request the association’s full resale package, including the Neighborhood Declaration, at the same time, so the buyer sees what the villa assessment obliges the association to do before the inspection period ends.
• Prepare the Chapter 720 disclosure summary. Section 720.401 requires it before contract execution and gives the buyer a three day cancellation right after receipt, and that right cannot be waived. A Somerville condominium seller does not use this form. You do.
• Put both quarterly association lines on the buyer’s fee sheet in writing, with dates, so nobody underwrites off the transposed fee columns described in the section on what you actually pay.
• Expect the fee stack to be the buyer’s first objection, and answer it with the finding from section 9: at $7,862 median total annual recurring fees against Somerville’s $7,848, the villa’s premium is attached product, not condominium exposure.

That is the process. It is not complicated, but it is genuinely different from a single family closing behind the same gate, and it is different in ways that cost either two weeks or nothing at all depending on who is running the file.

Selling a villa at Sandoval: we run this checklist on every villa file. Request a Villas at Sandoval home valuation, or call Jesse McGreevy at (239) 898-6072. Buying one: we will have both associations identified, both estoppels ordered and both assessment amounts in writing inside your inspection period. See how McGreevy and Comisar represent buyers in Cape Coral, or call Marc Comisar at (239) 287-5873. #1 Team in Southwest Florida since 2012.

The Amenities at Sandoval, and Which Ones Are Actually Yours

Every owner at the Villas at Sandoval holds full master-association membership and uses the same Club Sandoval amenities as every other Sandoval lot owner, on the same resident ID card. What the villas do not have is any amenity of their own: no villa pool, no villa clubhouse, no villa recreation tract.

Membership is recorded, mandatory and identical to every other Sandoval lot

Two instruments put this beyond argument. The Articles of Incorporation of Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. (Florida Division of Corporations document N13000003206, filed 3 April 2013, read 12 September 2026) state at Article V.J that “Members shall also be members of the Community Association and subject to all the benefits and burdens derived thereby.” The Amended and Restated Supplemental Declaration, Lee County Instrument 2013000046134 (recorded 26 February 2013, read 12 September 2026), subjects the whole Villas I property to the master declaration.

So amenity access here is appurtenant to the lot. It is not a club you join, not a membership you buy at closing, and not something a seller can withhold. You own the lot, you are a master member, you get the card.

What a villa owner actually gets, and the rules attached to each piece

These are the master association’s own published rules, read 12 September 2026 unless otherwise dated. None differs for a villa owner, and that is itself the finding: there is no villa-specific amenity rule anywhere in the public record.

The villas are also unusually close to all of it. Measured on the OpenStreetMap road network with the OSRM routing engine on 12 September 2026, free flow with no traffic model, Anguilla Drive to Club Sandoval at 2573 Sandoval Parkway is 0.6 miles and about 2 minutes.

The measured finding: the villas have no amenity of their own, and that is proven rather than assumed

It would be easy to write “there is no villa pool” because nobody found one. That is not what happened here. We swept the Lee County parcel layer for every parcel whose legal description places it on either of the two recorded plats that contain every villa, Sandoval Phase 3 (Instrument 2012000231575) and Sandoval Phase 3A (Instrument 2013000131938). That query returned 220 parcels on 12 September 2026: 198 coded DOR 01 residential, 21 coded DOR 09, and one coded DOR 94. Every one of the 22 non-residential tracts was then read individually.

Right of way, buffer, linear park, lake or future use. Every one master-owned. Zero buildings, zero pool flags and zero recreation classifications anywhere in the two plats that hold the villas.

The positive control, because a zero is only worth something if the field can return a one

The same county layer, in the same session on 12 September 2026, returned Somerville at Sandoval’s recreation tract at folio 10499533: 13.53 acres, with a building on it, and the pool flag set to Y. It also returned Club Sandoval at folio 10521477: 7.485 acres carrying 11,944 square feet of buildings. The layer does expose recreation tracts, buildings and pools when they exist. Inside the villa plats it exposes none of the three, because there are none.

That is the difference between “we could not find a villa pool” and “there is no villa pool”. This page is telling you the second thing.

Why the absence cuts in the villas’ favour against the condominium spoke

Somerville at Sandoval, the condominium neighborhood behind the same gate, has a 13.53 acre recreation tract with its own pool that the rest of Sandoval does not share. That sounds like a Somerville advantage until you follow the money: a private amenity has to be insured, maintained, reserved for and eventually replaced, and the people who pay for it are the people who own it.

The Villas at Sandoval have nothing analogous, so there is no villa amenity to fund. Every amenity a villa owner uses is a master amenity, shared with all of Sandoval and paid for through the master assessment every Sandoval lot pays. It is a simpler product story than Somerville’s, and on the amenity line it is a cheaper one.

The lakes: a view, not a dock, and the page should say so

The two villa plats hold roughly 11.4 acres of master-owned water, and 49 of the 69 villa parcels front it (county parcel layer queried 12 September 2026; Lee County Property Appraiser certified 2026 roll, posted 1 September 2026). Be clear about what that buys. The master’s recorded Use Restrictions (recorded 12 July 2005) prohibit swimming, boating and personal flotation devices on any Sandoval water body, and permit shore fishing with the appropriate licenses in designated locations, which the association’s current operating rules narrow to the Calypso pier. All of Sandoval records zero seawalls and zero boat docks across its 1,390 residential parcels, against 18,368 Cape Coral parcels that carry a dock (county parcel layer, queried 12 September 2026). The 69 villa parcels are zero for zero as well.

So a lake front villa at Sandoval is a water view and a maintained lake bank. It is not water access. If a boat lift is on your list, you want a different part of Cape Coral, and we will tell you that on the first call rather than the fifth showing.

Who Maintains What: Lawn, Paint, Roof and the Party Wall

Maintenance at the Villas at Sandoval is split between two corporations, and the split is recorded. The master association’s 2013 supplemental declaration carves Block 9010 out of its lawn and landscaping duty in terms, and a separate villa association was incorporated 36 days later to do that work.

This is the section most owners and most buyers get wrong, so it is worth doing slowly and in the order the documents actually run.

What the master declaration says, quoted rather than summarised

The controlling instrument is the Amended and Restated Supplemental Declaration for Sandoval Villas I at Sandoval Neighborhood (Tract 116, Block 9010) and four sibling neighborhoods, Lee County Instrument 2013000046134, nine pages, recorded 26 February 2013 at 4:13 PM, declarant Taylor Morrison of Florida, Inc. Note the date: the association’s own document index labels this instrument 2/08/2013, which is the notary date. The Clerk’s recording stamp reads 26 February 2013, and that is the date this page cites.

Article IV.B.7 is the whole economic story of the product, and here is the operative language, verbatim (read 12 September 2026):

"Units and Dwellings situated upon Block 9010 of the Property shall be maintained in accordance with the neighborhood declaration to be recorded for such portion of the Property.

The Association shall perform, or caused to be performed, (i) maintenance (including, mowing, fertilizing, watering and pruning, and controlling disease and insects), of all lawns and landscaping installed on the Unit as part of the initial construction on the Unit (except for the Units in Block 9010 as Declarant will be creating a separate neighborhood association to perform the maintenance of the lawns and landscaping included within Block 9010)…"

Block 9010 is the villa block on Anguilla Drive. Four other neighborhoods appear in the same instrument (Lavaca, Casibari, Vareo and Lambay), and for all four of them the master mows, fertilises, waters, prunes and controls disease and insects, then bills it back as a Neighborhood Assessment. For the villas, and only for the villas, the master carves itself out and names the mechanism: a separate neighborhood association.

That association exists. Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. was incorporated on 3 April 2013 (Florida Division of Corporations, document N13000003206, read 12 September 2026), which is 36 days after the instrument that predicted it. The recorded instrument said the developer would create a corporation to mow these lawns, and the developer created it.

Two clauses in the same instrument that do NOT carve the villas out

Read the whole article, not just the famous sentence, because two provisions run the other way and both favour a villa owner.

• The lake bank. Article IV.B.8 obliges the master, on units bordering a lake, to maintain “that portion of the lake bank lying between such Unit and the water’s edge bordering such Unit” to the community-wide standard, with no Block 9010 exception. With 49 of the 69 villa parcels on water, that is a real strip of ground the master keeps.
• Anguilla Drive itself. Article IV.B.10 declares Tract R-16, Anguilla Drive, to be Common Area maintained by the master, with all costs “assessed equally against all Units in Sandoval benefiting from this service as a Common Expense.” The county record agrees: Tract R-16 is folio 10560153, 1.30861 acres, Right of Way, owner Sandoval Community Association (county parcel layer, queried 12 September 2026). Every Sandoval owner pays for the street in front of a villa, not the villa owners specifically.

One clause is genuinely unresolved and we will not smooth it over. Clause (ii) of the same Article IV.B.7 puts “operation, maintenance, repair, and replacement of any irrigation equipment … serving the Units” on the master, with no Block 9010 carve-out at all, in the same paragraph that carves Block 9010 out of lawns. Whether the villa association’s own declaration reallocates irrigation is not something the public record answers. We publish the text, not a conclusion.

What the villa association is chartered to do, from its own Articles

The Articles of Incorporation are a public State record, and they are the closest thing to a published maintenance scope that exists for this neighborhood. Three provisions matter (Florida Division of Corporations document N13000003206, filed 3 April 2013, 14 certified pages, read 12 September 2026):

• Article III, Purposes: the association exists “to take title to, operate, administer, manage, insure, lease and maintain the Property and the Common Structural Elements in accordance with the terms of, and purposes set forth in, the Neighborhood Documents.”
• Article IV.C.4, Powers: “To maintain, insure, repair and replace the Common Structural Elements and to own, operate, maintain, finance, insure, repair, manage, lease and convey the Property.”
• Article I.18, “Operating Expenses”: defined as “the costs and expenses incurred by the Association in administering, operating, maintaining, insuring, financing, or repairing, but not reconstructing, replacing or improving, the Property and improvements thereon and the Common Structural Elements.”

Read those three together, because they are coherent and they matter more than they look.

The association may replace the Common Structural Elements. Replacement is expressly excluded from Operating Expenses. So a replacement at the Villas at Sandoval is not an operating budget line item. It is a reserve question, a special assessment question, or a borrowing question. The Articles confirm the third route directly: Article IV.C.9 gives the association power “to borrow money and to obtain such financing as is necessary to maintain, repair and replace the Property,” and to secure that loan by collaterally assigning its right to collect and enforce assessments.

For a buyer, that turns into two questions to ask before closing, and they are better questions than “does the HOA cover the roof”:

1. What does the current adopted budget put into reserves, and against what components?
2. Has the association ever borrowed, and is any assignment of assessments outstanding?

Both are answerable from the association’s own resale package. Neither is answerable from the internet.

The document we do not have, and exactly what that means

Here is the honest part, and it is the reason this section is trustworthy.

Information not available at time of publishing.

The instrument that would settle exterior paint, pressure washing, roof responsibility, the party wall between the two attached halves, the association’s insurance duty, the assessment mechanism and any reserve requirement is the Neighborhood Declaration of Protective Covenants, Restrictions and Easements for Villas I (Anguilla & Pamplico) at Sandoval. That is its exact title, named at Article I.12 of the Articles of Incorporation and pointed at by Article IV.B.7 of Instrument 2013000046134 as “the neighborhood declaration to be recorded for such portion of the Property.”

We do not have it. The Lee County Clerk’s official records search endpoints refuse automated clients, and the association’s own copy sits behind a member login. Rather than guess at it, we are telling you it exists, telling you what it decides, and telling you how to read it yourself:

• If you are buying: it comes to you in the association’s resale package, and a Villas at Sandoval estoppel certificate states the assessment exactly. Order it early, because a villa sale needs two estoppels, not one.
• If you already own here: you have a member login, and the declaration is the document behind it that most owners have never opened.
• Either way: read the definition of “Common Structural Elements” first. Every roof, paint and party wall question in this neighborhood resolves inside that one definition.

We will not state, paraphrase or “reasonably assume” a single provision of a document we have not read. Not the roof, not the paint, not the insurance, not the party wall. If you find a page that tells you confidently that the association replaces your roof at the Villas at Sandoval, ask that page which article says so, and watch what happens.

The money words, category by category

Real estate writing is full of words like bundled, included, covered and conveys. Each one of them is a claim about a document. Here is the state of the record for this neighborhood, with nothing softened.

Thinking about selling a villa here? The two-corporation structure is the single most common reason a Villas at Sandoval closing slips, and it is entirely manageable if it is handled in week one instead of week four. Get a specific valuation and closing plan for your Villas at Sandoval home. Buying instead? Start your Cape Coral search with McGreevy and Comisar and we will pull the association documents before you write, not after. Jesse McGreevy: (239) 898-6072.

The Roofs: Every Villa Was Replaced in One Week in April 2024

Between 8 and 12 April 2024, 68 of the 69 homes at the Villas at Sandoval filed City of Cape Coral permits to replace their roofs, many on consecutive permit numbers. The sixty-ninth filed on 8 July 2024. Every roof on Anguilla Drive and Pamplico Court is now under five years old.

This is the best single fact on this page, and it is the kind of fact that only exists if somebody joins a permit database to a parcel fabric and counts. Nobody had.

The wave, permit by permit

Method, so you can check it: City of Cape Coral EnerGov Citizen Self Service, Permit module, advanced search by address for “ANGUILLA DR” and then “PAMPLICO CT”, applied dates 28 September 2022 to 12 September 2026, every result page harvested, run 12 September 2026. That returned 164 permits, 140 on Anguilla and 24 on Pamplico, of which 88 are roofing permits and 83 are non-void roofing permits. Each permit row carries a Main Parcel STRAP, so the join back to the block was done on the county’s own parcel identifier rather than on a text match against the street address.

Sixty-eight of the 70 wave permits are villa parcels: 52 of the 53 on Anguilla Block 9010 and 16 of 16 on Pamplico Block 9012. All 68 are the same work type, “Roofing Shingle to Shingle or Shingle to Metal, Residential (Push-Button)”, and all 68 are Closed.

The Pamplico filing is the cleanest evidence of coordination in the whole record: fifteen parcels on fifteen consecutive permit numbers, BLDTR24-003901 through BLDTR24-003915, all applied on 9 April 2024, with the sixteenth, 1316 Pamplico Ct, on BLDTR24-004049 applied 12 April 2024. On Anguilla the wave runs through consecutive numbers in the BLDTR24-003745 to BLDTR24-003896 range.

The one villa that missed the wave, named

2614 Anguilla Dr (STRAP 204423C3009100520) has no April 2024 filing. It carries a voided tile-to-tile permit, BLDTR23-034024, applied 30 November 2023, and then BLDTR24-006973, “Roofing Shingle to Shingle or Shingle to Metal, Residential (Push-Button)”, applied 8 July 2024 and Closed. So it re-roofed three months after its neighbours, on the same product.

We name it because a page that says “69 of 69” without naming the exception is a page that rounded. This one did not.

The detached homes across the street did not do this

And the two Block 8031A permits that fall inside the April 2024 window are not part of the villa programme at all. BLDTR24-003761 at 2537 Anguilla Dr and BLDTR24-004034 at 2533 Anguilla Dr are both “Roofing Tile to Tile, Residential (Push-Button)”, a different work class on a different roof product. The detached homes on the 2400 and 2500 blocks of Anguilla Drive are concrete tile. The villas are not.

What the county record says the roofs are made of

The Lee County Property Appraiser’s current cost card for every villa parcel, read 12 September 2026, records roof cover as MODULAR METALon 68 of the 69 improved villas, with one coded CONCRETE TILE, and roof structure “IRREGULAR” on 68 of 69.

Set that beside the recorded covenant. Article IV.B.4 of Instrument 2013000046134 requires roofs of “a minimum of 4:12 slope” and “constructed of flat, clay or concrete tile”, and in the same article gives the Design Reviewer discretion to approve additional roofing materials. The villas were built by the declarant, Taylor Morrison of Florida, Inc., which controlled the Design Reviewer at the time. We publish both facts and the discretion clause together, and we draw no conclusion beyond them: we have no approval document, and we are not going to tell you that 68 homes are in violation of their own covenant, because the record does not say that.

What the record does say is useful on its own. The villas at Sandoval are not tile-roofed like the rest of Sandoval. That is a real difference in appearance, in replacement cost, and in how an underwriter looks at the building.

The timeline, because the dates are the argument

Eighteen months after Ian. Five months before Helene. Whatever this was, it was not a scramble.

What the permit record does not establish, stated plainly

The City’s permit result grid does not carry the applicant or the contractor of record. So:

• We do not know who filed these permits.
• We do not know who paid for the work.
• We do not say the association paid, and we do not say insurance paid.
• We do not call this Hurricane Ian damage. The dates do not support that characterisation and nothing in the record asserts it.

If any of those answers matters to your decision, the route is short: the permit detail page for any one of BLDTR24-003901 through BLDTR24-003915 carries the contractor and applicant fields, and the association’s resale package will show whether a roof programme ran through its budget or its reserves. Ask. Do not infer.

Why a buyer should care anyway, and there are three reasons

Roof age. A buyer looking at a 2013 villa is not looking at a 2013 roof. Every roof on both streets was filed for replacement in 2024. In a Florida insurance market where carriers get restrictive at fifteen years and hostile at twenty, a neighborhood where the entire roof stock resets in one month is a genuinely unusual thing to find.

Wind mitigation credit. The Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 04/26), adopted under Rule 69O-170.0155 F.A.C., puts a property on Roof Covering answer A, the strongest option on the form, where the roof “meet[s] the FBC with a FBC or Miami-Dade Product Approval listing current at the time of installation OR ha[s] a roofing permit application date on or after 3/1/02 OR the roof is original and built in 2004 or later.” Every villa at Sandoval reaches answer A on two independent grounds: original construction in 2013 to 2017, and a 2024 roofing permit application date. Read the section on insurance below for what the other five credited attributes require, because they are not established here and should not be assumed.

What it tells you about the association. Sixty-eight homes on two streets replacing their roofs inside five days, on sequential permit numbers, in one work class, is what a functioning shared-structure association looks like from the outside. You cannot get that out of a listing description. You can get it out of a permit database, which is where we got it.

Selling a villa on Anguilla or Pamplico? The April 2024 roof is a documented, permit-numbered asset and most listings on this product never mention it. Find out what your Villas at Sandoval home is worth with that roof priced in. Buying? Talk to McGreevy and Comisar before you write an offer here and we will pull the permit history on the exact parcel, not the street.

Flood Zones on Anguilla and Pamplico, and Why Your Neighbor’s Answer Is Not Yours

The 69 attached villas at the Villas at Sandoval sit on one FEMA flood map panel, 12071C0244G, effective 17 November 2022. Forty-seven are in Zone AE and 22 in Zone X at the parcel point. Forty-six of the 69 lots straddle the line between the two.

One panel, and that makes the villas cleaner than the street

Scoped to the villa set, exactly one FEMA Flood Insurance Rate Map panel intersects the envelope: 12071C0244G, countywide, panel printed, scale 1:6,000, effective 17 November 2022 (FEMA National Flood Hazard Layer, direct REST query over the exact bounding box of the 69 villa parcels, retrieved 12 September 2026).

That is worth knowing because a wider sweep of Anguilla Drive picks up a second panel, 12071C0382G, on five parcels at the far southeast corner of the street. Every one of those five is a detached Block 8031A home or a conservation tract. Not one is a villa.

The zone split, block by block, with the detached homes as the control

Method: point in polygon of each parcel’s roll coordinate against the 17 National Flood Hazard Layer polygons returned over the envelope, computed locally, retrieved 12 September 2026.

Zone AE here carries FEMA’s own attributes ZONE_SUBTY = COASTAL FLOODPLAIN, SFHA_TF = T (inside the Special Flood Hazard Area, so the mandatory purchase requirement applies on a federally backed mortgage), and STATIC_BFE = 7.0 feet NAVD88. Both flavours of Zone X carry SFHA_TF = F and no base flood elevation.

Positive control on the computation: seven villa points were queried one at a time straight to FEMA’s own service and all seven matched the local result exactly, including 1311 Pamplico Ct returning AE with a base flood elevation of 7.0.

Here is the sentence that falls out of the table, and it is one nobody else has written: every Anguilla Drive parcel inside FEMA’s Special Flood Hazard Area is an attached villa. All 48 detached homes on the same street sit in Zone X. The 2400 and 2500 blocks and the 2600 block of one street are on opposite sides of the flood map.

The finding that makes this section impossible to copy: 46 of 69 lots straddle the line

Every vertex of every parcel polygon was tested against the flood polygons, not just the centroid.

Sixty-eight of the 69 villa parcels, 98.6 percent, have at least some Zone AE inside the lot line. Exactly one villa lot is entirely in Zone X.

That single row rewrites how you should shop this neighborhood. The governing zone for insurance rating and for floodplain construction requirements is the zone at the structure, not the zone somewhere on the lot. On a lot that straddles, the answer moves with the point you test. Which is exactly what happened on 1311 Pamplico Ct: one pass returned Zone AE at the roll coordinate, another returned Zone X, and both were correct statements about different points on the same lot.

So: your neighbour’s flood zone is not your flood zone. The flood zone of the villa attached to yours is not necessarily your flood zone either. And a parcel map shaded by centroid will mislead you on 46 of these 69 lots.

Two different NFIP discounts inside one 69 home neighborhood

Cape Coral is NFIP community 125095. It joined the Community Rating System in 1991 and reached its current CRS Class 5 rating in 2010. In the City’s own words, read 12 September 2026: “Because of the points earned in this program, owners of property in A, AE and V flood zones in Cape Coral qualify for a 25% flood insurance discount. The discount in the X Zone, where flood insurance may be optional, is 10%.” FEMA’s own class table independently confirms the mapping, Class 5 to a 25 percent premium reduction, on an eligible-communities list effective 1 April 2026.

Put the two findings together and you get something genuinely odd: inside one 69 home neighborhood, 47 parcels receive a 25 percent CRS discount and 22 receive 10 percent, from the same city rating. Same gate, same street, same builder, same floor plan, two different flood insurance discounts.

Residents receive the discount automatically and can confirm it by checking for Cape Coral’s community identification number, 125095, on their NFIP policy.

The 2009 Letter of Map Change, and why you must not rely on it

FEMA’s Letter of Map Change layer returns a completed case that names this street explicitly (retrieved 12 September 2026):

Two things about it, and both are cautions rather than comforts.

First, it is on Block 8031, which is the detached side of Anguilla Drive, not the villa blocks. Second, and more important, its revalidation status reads “Not incorporated”, which means the 2009 fill-based removal was not carried into the map that superseded it. The current effective map is dated 17 November 2022.

Nobody should be told their lot is out of the flood zone on the strength of a 2009 letter of map change. If a seller, a listing or a neighbour tells you “this street got taken out of the flood zone years ago”, that is the document they are thinking of, and it does not do what they think it does on the current map.

How you actually find your own parcel’s answer, in plain language

Four steps, in order, and none of them costs much.

1. Get the flood zone at the structure, not at the lot. Ask for an Elevation Certificate on the specific address. On a straddling lot it is the only document that settles the question, and it also gives you the lowest floor elevation against the 7.0 foot NAVD88 base flood elevation.
2. Check the current effective map, not an old one. The panel is 12071C0244G, effective 17 November 2022. Any determination dated before that is describing a map that no longer governs.
3. Ask the seller’s insurer for the current policy declarations page. It will show the rated flood zone, the coverage, and whether the CRS discount is being applied.
4. Call the City. Cape Coral’s floodplain staff answer address-specific questions at (239) 574-0611, and the City maintains the parcel-level flood information behind the ordinance.

If you want the short version: on this product, do the parcel-specific work every time, because on 46 of 69 lots the neighborhood answer is not the lot answer, and on 68 of 69 lots there is Zone AE somewhere inside your own property line.

The 50 Percent Rule on an Attached Villa, and the Question Cape Coral Has Not Answered

FEMA’s 50 percent substantial improvement and substantial damage rule is measured against a building, not against one owner’s half of it. At the Villas at Sandoval each twin villa is one walled and roofed building on two separately owned lots, and Cape Coral publishes no determination for that case.

This is the most technical section on the page and the one most worth reading twice, because it is the question that decides what happens to your villa after a bad storm, and nothing on the internet handles it properly.

First, prove these buildings really are attached, without reading a marketing name

“Villa” is a marketing word in Southwest Florida and it means four different things within two miles of here, so the attachment was established from geometry rather than from a brochure. FEMA and DHS USA Structures building footprints over the villa parcels return 67 footprints, and 41 of them span exactly two villa parcels, at a median 3,228 square feet (retrieved 12 September 2026). The dataset is automated and derived from imagery flown 13 November 2014, so the single-parcel and three-parcel counts may be digitising artefacts, but the direction is robust: the dominant pattern here is one walled and roofed building sitting across two separately platted, separately owned fee-simple lots. The parcel record agrees from a different angle: each villa is its own platted lot with its own legal description, its own STRAP number and its own DOR 01 single-family code, at a median 0.112 GIS acre.

What the federal rule actually measures

44 CFR 59.1, quoted exactly from the eCFR text current to 1 September 2026, retrieved 12 September 2026:

“Substantial damage means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50 percent of the market value of the structure before the damage occurred.”

“Substantial improvement means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the ‘start of construction’ of the improvement. This term includes structures which have incurred ‘substantial damage’, regardless of the actual repair work performed.”

And then the definition that decides what “a structure” is, which is where a twin villa gets interesting, because the same section carries two of them:

“Structure means, for floodplain management purposes, a walled and roofed building, including a gas or liquid storage tank, that is principally above ground, as well as a manufactured home.”

“Structure, for insurance purposes, means: (1) A building with two or more outside rigid walls and a fully secured roof, that is affixed to a permanent site…”

Those two definitions cut in opposite directions on this product, and the subtlety is the whole point of this section.

• For floodplain management, which is what the 50 percent rule is, a structure is a walled and roofed building. A twin villa is one walled and roofed building. On the plain text, the denominator is the market value of the whole twin-villa building, not of one owner’s half.
• For insurance purposes, a structure is a building with two or more outside rigid walls and a fully secured roof. Each half of a twin villa has three outside rigid walls plus the party wall and its own roof section, so each half is separately insurable even though the 50 percent denominator is the whole building.

You can be separately insured and jointly measured. Most owners assume the two travel together. They do not.

What Cape Coral publishes, and the search that proves what it does not

Cape Coral’s Land Development Code Article 9, Floodplain Management, Section 9.2.4, quoted exactly (City of Cape Coral LDC, retrieved 12 September 2026), directs the Floodplain Administrator to:

“A. Estimate the market value or require the applicant to obtain an appraisal of the market value prepared by a qualified independent appraiser, of the building or structure before the start of construction of the proposed work; in the case of repair, the market value of the building or structure shall be the market value before the damage occurred and before any repairs are made. B. Compare the cost to perform the improvement, the cost to repair a damaged building to its pre-damaged condition, or the combined costs of improvements and repairs, if applicable, to the market value of the building or structure.”

“The building or structure”, four times in the operative section, never once subdivided by ownership.

Then the search. The full text of Article 9 was pulled and searched for every term that would signal a rule for attached product. The result:

The full text of Article 9 was then pulled and searched for every term that would signal a rule for attached product. Occurrences: duplex 0, two-family 0, townhouse 0, party wall 0, common wall 0, condominium 0, separate lot 0. The word “attached” appears five times and every one of them is about a recreational vehicle’s utilities, an above-ground tank, or a deck in a V zone. Against that, the positive controls: “building” returns 146 times, “substantial improvement” 12 times and “substantial damage” 10 times.

The positive controls matter: the same search over the same retrieved document returns those three terms 168 times between them, so the document was fully retrieved and fully searched. The zeros are a measurement, not an empty query.

Cape Coral does not publish a determination for the separately owned twin-villa case.

The closest published thing to an answer sits in the City’s own Substantial Improvement / Substantial Damage Application Checklist, FEMA Packet, revision 7-1-25, retrieved 12 September 2026, which says: “Condominiums must provide an appraisal with the total building value including depreciation. Alternatively, staff will use the Lee County Property Appraiser’s building value.” So in the one multi-unit case the City’s own form does address, it requires the total building value. It does not say what it does with a fee-simple attached villa on two separately platted lots, and we are not going to say it for them.

FEMA’s own desk reference is no more help. FEMA P-758, the Substantial Improvement / Substantial Damage Desk Reference (May 2010, 174 pages, searched 12 September 2026), mentions condominiums, townhouses and multi-unit buildings only inside a glossary entry, never as an operative rule, and the formula it states is unit-agnostic: cost of repair or improvement against 50 percent of the market value of the building.

Why this matters to a villa owner, and it genuinely cuts both ways

In your favour. If the denominator is the whole twin-villa building, your 50 percent headroom is measured against a market value roughly twice the size of your own half. A solo remodel on your side has more room before it trips the rule and drags the building into full flood-resistant compliance.

Against you. If the other half is substantially damaged, the determination attaches to the building the two of you share. Compliance work triggered by it, and elevation is the expensive one, becomes a whole-building problem that one owner cannot solve alone and one owner cannot veto either.

That second scenario is the one nobody prices in, and it is the single strongest reason to read the Neighborhood Declaration’s definition of Common Structural Elements before you buy here rather than after.

The route to a binding answer, which is what you should actually do

You do not have to live with an open question. You can get it closed in writing.

Under Cape Coral LDC Section 9.2.1 the Floodplain Administrator is the Director of the Department of Community Development, and under Section 9.2.2 that officer “shall have the authority to render interpretations of this Article consistent with the intent and purpose of this Article and may establish policies and procedures in order to clarify the application of its provisions.”

• Request a written substantial improvement / substantial damage determination in advance for the specific address.
• Floodplain staff: (239) 574-0611.
• SI/SD packet: [email protected].

Two disciplines: get it in writing and keep it with the deed, and remember that a determination is address-specific. Because 46 of the 69 villa lots straddle the AE/X line, a determination for the villa next door is not a determination for yours.

And note who has to care. For a villa parcel whose structure sits outside the Special Flood Hazard Area, Article 9’s substantial improvement and substantial damage trigger is not engaged in the same way. For the 47 parcels in Zone AE, and for anyone on a straddling lot whose building sits in the AE band, it is live today.

We are stating the sources and stating the gap. We are not asserting a determination that the City of Cape Coral has not made, and you should be suspicious of any page that does.

Insurance on an Attached Villa in Cape Coral

Florida Chapter 720 imposes no duty on a homeowners association to insure the buildings, so what is insured at the Villas at Sandoval is set by the recorded documents alone. A Somerville at Sandoval condominium owner behind the same gate has a statutory floor. A villa owner does not.

The strongest finding here is a statutory one, and it is easy to check

Start with the condominium side, because it is unambiguous. Florida Statutes 718.111(11)(a), quoted exactly from the 2026 statutes, retrieved 12 September 2026:

“Every condominium association shall have adequate property insurance as determined under this paragraph, regardless of any requirement in the declaration of condominium for certain coverage by the association.”

Shall. Regardless of the declaration. That is a floor a condominium unit owner cannot be talked out of.

Now the villa side. The Villas at Sandoval are governed by Chapter 720, not Chapter 718, and the association’s own Articles of Incorporation say so at Article I.3: “The ‘Association’ is NOT a condominium association and is not intended to be governed by Chapter 718, the Condominium Act, Florida Statutes.” So we downloaded the entire text of Chapter 720, all 240,107 characters of it, and searched it (2026 Florida Statutes, retrieved 12 September 2026).

Eighteen occurrences of the word “insurance”. Not one of them requires a homeowners association to insure the dwellings. They are records-access provisions listing “the association’s insurance policies” among the official records; a budget line item; section 720.303(11) windstorm insurance, which is permissive and about group pooling (“may be obtained and maintained” for a group of no fewer than three communities); section 720.3033(5), a fidelity bond for people who handle association funds, which is not property insurance; and turnover, estoppel and assessment provisions that merely reference whatever policies exist.

Those eighteen real hits are the positive control: the document was retrieved and searched in full, so the absence of a property-insurance mandate is a measurement.

The consequence, stated exactly: for a Villas at Sandoval owner, whether any part of the twin-villa building is insured by an association policy is determined only by the recorded documents, and by no statute. The association is chartered “to maintain, insure, repair and replace the Common Structural Elements” (Articles Art. IV.C.4). “Common Structural Elements” is defined in the Neighborhood Declaration. Information not available at time of publishing. So we will not name a form, will not describe a coverage split, and will not tell you the association insures the building. Get the declaration and the association’s certificate of insurance in the resale package, and have your own agent review both before you remove your inspection contingency.

That single paragraph is more useful than any premium quote, and it is the part of this product almost nobody explains.

What policy form a villa owner takes

Citizens Property Insurance Corporation’s own consumer sheet, quoted exactly, retrieved 12 September 2026:

“HO-3 policies are the most common type of homeowners insurance. This policy type is available for single-family homes and duplexes in which at least one unit is owner-occupied as well as a secondary home that is not the policyholder’s primary residence.”

“Condominium Unit Owners (HO-6, HW-6). For condominium-unit owners who live in the condominium unit, an HO-6 policy provides coverage for certain features of the unit’s interior, your personal property, additional living expenses and liability coverage.”

Every villa at Sandoval is a fee-simple platted lot carrying DOR code 01 under Chapter 720 (Lee County certified 2026 roll, posted 1 September 2026). It is not a condominium unit. So the condominium unit-owners form, which covers “certain features of the unit’s interior”, is not the form for this product, and an owner here is looking at a homeowners or dwelling-fire form that covers the building.

That is a real difference from the Somerville at Sandoval condominium spoke, and it runs in both directions: the villa owner insures more building, and the villa owner does not get Chapter 718’s statutory association coverage behind them.

Flood insurance: the AE parcels are already inside the mandate, and the X parcels are not yet

Florida Statutes 627.351(6), which governs Citizens, sets the flood purchase requirement, quoted exactly, retrieved 12 September 2026:

“1. … all personal lines residential policyholders must have flood coverage in place for policies effective on or after: … c. January 1, 2026, for a structure that has a dwelling replacement cost of $400,000 or more. d. January 1, 2027, for all other personal lines residential property insured by the corporation. 2. All personal lines residential policyholders whose property insured by the corporation is located within the special flood hazard area defined by the Federal Emergency Management Agency must have flood coverage in place: a. At the time of initial policy issuance for all new personal lines residential policies issued by the corporation on or after April 1, 2023. b. By the time of the policy renewal for all personal lines residential policies renewing on or after July 1, 2023. 3. Policyholders are not required to purchase flood insurance as a condition for maintaining the following policies issued by the corporation: … b. Policies that provide coverage under a condominium unit owners form.”

Three things follow for these 69 homes specifically.

1. The 47 villa parcels in Zone AE are inside the Special Flood Hazard Area, so a Citizens policy on any of them already requires flood coverage in place, since 1 April 2023 on new issuance and 1 July 2023 on renewal. Not in 2027. Today.
2. The 22 villa parcels in Zone X fall in the 1 January 2027 catch-all. Just values on the villa set run $239,725 to $264,936 on the certified 2026 roll (posted 1 September 2026), so these homes sit well below the $600,000, $500,000 and $400,000 earlier triggers.
3. The condominium unit-owners exemption in subparagraph 3.b is not available here. A Somerville condominium owner can reach it. A fee-simple villa owner cannot.

Wind mitigation, and what the April 2024 roofs are worth on the form

Florida Statutes 627.0629(1) requires residential property insurance rate filings to include “actuarially reasonable discounts, credits, or other rate differentials” for construction techniques that reduce windstorm loss, naming roof strength, roof covering performance, roof-to-wall strength and opening protection among them (2026 Florida Statutes, retrieved 12 September 2026).

The instrument that captures those credits is the Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 04/26), adopted by Rule 69O-170.0155, F.A.C. (Florida Office of Insurance Regulation, retrieved 12 September 2026). Its Roof Covering answer A reads: “All roof coverings listed above meet the FBC with a FBC or Miami-Dade Product Approval listing current at the time of installation OR have a roofing permit application date on or after 3/1/02 OR the roof is original and built in 2004 or later.”

Every villa at Sandoval reaches answer A on two independent grounds: original construction in 2013 to 2017, and a roofing permit application date in 2024. The form is valid for up to five years provided no material changes are made to the structure.

Order the 1802 on the specific building, not the neighborhood. Five of the six credited attributes on this product are an open question until an inspector answers them.

One thing we will not do

We will not quote you a premium. No premium figure, range or average for these parcels was located from a named published source with a date, so publishing one would be inventing it. Rates here turn on the building’s own 1802 results, the flood zone at the structure, your deductible and the carrier’s appetite that quarter. Get two real quotes on the actual address during your inspection period.

Selling here? Buyers who understand the Chapter 720 point pay attention, and buyers who do not get scared by their own insurance agent halfway through the contract. See what your Villas at Sandoval home should list for and we will build the insurance story into the marketing rather than leaving it to a stranger. Buying? Work with McGreevy and Comisar on your Cape Coral purchase and we will have the 1802, the flood determination and the association documents lined up before your inspection period runs out.

The Storm Posture: What Hurricane Ian Actually Did Here

Hurricane Ian made landfall on 28 September 2022, and every one of the 69 homes at the Villas at Sandoval was already standing. In the four years since, the City of Cape Coral’s permit record shows three emergency disaster recovery permits ever pulled on Anguilla Drive and none at all on Pamplico Court.

Every villa was standing for Ian

The 53 attached villas on Anguilla Drive Block 9010 were built 2013 to 2017 and the 16 on Pamplico Court Block 9012 in 2015 and 2016 (Lee County Property Appraiser cost cards, all 69 read 12 September 2026). So this is not a case of a young neighborhood having missed the storm. Every one of these buildings was in place, occupied, and in the path.

The permit record, which is the measurement

City of Cape Coral EnerGov permit portal, advanced search by address, applied 28 September 2022 to 12 September 2026, run 12 September 2026. Anguilla Drive returned 140 permits across 82 distinct addresses. Pamplico Court returned 24.

Of those 164 permits, three are emergency disaster recovery permits, and all three are on Anguilla Drive.

All three were applied for in the four to five weeks after Ian. One closed. Two, both on the same address and both on the detached side of the street, were voided. Pamplico Court has none at all.

Immediate post-Ian roofing is equally thin. Exactly two roof permits fall in the Ian window on Anguilla Drive: BLDTR22-013490 at 2478 Anguilla Dr, applied 15 November 2022, and BLDTR22-020847 at 2498 Anguilla Dr, applied 20 December 2022. Both are on the detached blocks, and both are Closed.

And nothing happened for the two 2024 storms either. Hurricane Helene came ashore on 26 September 2024 and Hurricane Milton on 9 October 2024. Across both streets there are zero emergency disaster recovery permits applied at any point in 2024, and Pamplico Court recorded no permits at all between 1 August and 31 December 2024.

Why the near-zero reads as a measurement

A zero is only worth publishing if the field can return a one. Here it can, three ways.

• The permit type exists and is retrievable on this street. The three EDRP records above came out of the same result set as the ordinary roofing and mechanical permits, so a zero on Pamplico is a measurement, not a query that missed.
• The same portal returns plenty of other work on these streets. In the post-Ian window Anguilla Drive shows 71 roofing permits, 39 air conditioning and residential mechanical permits, 14 shutter or awning permits, 6 window and door permits and 5 screen enclosure permits. The database is not quiet because the query was wrong.
• It returns build-era work too. Seven pool and pool-deck permits from 2011 and 2012 are retrievable on the detached blocks of Anguilla Drive, which is how we know a pool permit would have shown up if one had been pulled.

What a permit record can and cannot prove, said honestly

It supports one thing: the City of Cape Coral issued almost no emergency or storm-repair permits on these two streets after Hurricane Ian, and none at all after Helene or Milton.

It does not support the claim that no villa took damage. Insured repairs below the permit threshold, and any work done without a permit, would never appear. It does not by itself prove Sandoval did not flood, and no source we reached states a storm-surge depth, or the absence of one, at an Anguilla or Pamplico address. The National Hurricane Center’s official Ian report puts the 6 to 9 foot Cape Coral inundation estimate at the mouth of the Caloosahatchee and describes it as strongest along the immediate coast, and the City’s own GIS places Sandoval at evacuation level B and surge zone 2.

So the honest sentence is this: on the City’s own permit record these two streets came through Ian, Helene and Milton with almost no filed storm work, and that is evidence rather than proof. Anyone who tells you a neighborhood “had no damage” from a database is overselling what the database knows. What we can tell you is what was filed, and almost nothing was.

Read that next to the roof section above and the shape of it is clear. The one thing that did happen on these two streets was not a scramble in October 2022. It was a coordinated, single-work-class re-roof of 68 of 69 homes eighteen months later.

Rental Rules, Pets, Parking and Signs at the Villas at Sandoval

A home at the Villas at Sandoval may be leased no more than four times in a calendar year, on a minimum thirty day term, and that cap is recorded rather than a board policy. Pets, vehicles, street parking and even the for sale sign are governed by the master’s recorded rules.

Leasing, and this is the number a seasonal-rental buyer needs

Two documents agree and one of them is neighborhood-specific.

Instrument 2013000046134, Article IV.A.3 (recorded 26 February 2013, read 12 September 2026): “A minimum lease term of thirty (30) days is required to lease a Dwelling in the Neighborhoods. No Dwelling shall be leased more than four (4) times per calendar year.”

The master’s recorded Use Restrictions (recorded 12 July 2005, as amended 17 April 2008) impose the same 30 day minimum, cap any single lease at one year, prohibit subleasing and prohibit leasing part of a dwelling.

Do the arithmetic before you buy on a rental thesis. Four leases a year at a 30 day minimum is a real constraint. It comfortably supports a seasonal pattern of one or two long winter tenancies. It does not support weekly or monthly turnover, and there is no version of short-term vacation rental that fits inside it. Note also the asymmetry that surprises people: the master screens tenants and does not screen buyers. Its published position is that “Sandoval does not have an HOA Association application process for new buyers”, while every lease goes through an application, a fee and a 15 day clock.

Pets

The master’s recorded Use Restrictions govern, and the villa instrument is silent on pets. The operative text:

“Raising, breeding or keeping of animals, livestock or poultry of any kind except that a reasonable number of dogs, cats and other usual and common household pets may be permitted in a unit. However, those pets which are permitted to roam free or, in the sole discretion of the Board make objectionable noise, endanger the health or safety of, or constitute a nuisance or inconvenience to the occupants of other units shall be removed upon request of the Board. … Dogs shall be kept on a leash or otherwise confined in a manner acceptable to the Board whenever outside the dwelling. Pet droppings must be picked up by the Owner and discarded in waste containers. Pets shall be registered, licensed and inoculated as required by law.”

Note what is not in there: no numeric pet cap, no weight limit and no breed list at master level. Do not accept “two pets, twenty five pounds” from anyone quoting Sandoval generally, because that is not what the master document says. Whether the unlocated Villas I Neighborhood Declaration adds a villa-level cap is not established, and the estoppel package is the place to settle it.

Parking, and this is where an attached villa lot is genuinely tight

Start with the lot. The modal villa lot is 37 feet by 115 feet (Lee County certified 2026 roll, posted 1 September 2026), the median is 0.112 GIS acre, and all 69 have a garage, typically 424 square feet on the cost card. The recorded covenant at Article IV.B.2 requires “an enclosed garage of a size sufficient to house not less than TWO (2) and not more than THREE (3) automobiles”, with automatic openers and no conversion to living space without written approval. The master separately requires the garage door to stay closed except for ingress and egress.

Now the rules, from the master’s recorded Use Restrictions.

• No street parking. “Vehicles may not be parked on public or private streets or thoroughfares within the Properties”, with narrow exceptions for declarant and builder vehicles, and for construction, service and lawn service vehicles in front of a home being worked on, 8:00 a.m. to 5:00 p.m., Monday to Saturday only.
• Almost everything belongs in the garage. “Commercial vehicles or equipment, mobile homes, recreational vehicles, pickup trucks, ATV’s, golf carts, ‘3 wheelers’, boats and other watercraft trailers, or stored vehicles may not be parked anywhere within the Properties other than in enclosed garages.”
• Three exceptions, and they are narrow. Law enforcement vehicles may sit in a driveway at any time. Recreational vehicles and boats may sit in a driveway for no more than 24 hours while loading and unloading, and not more than twice per month. A standard pickup truck of up to three-quarter ton capacity may sit in a driveway provided it carries no commercial signs or lettering, its suspension is unaltered, its wheel and tire size is unaltered, and its factory tailgate, or a substantially similar equivalent, remains in the up position. No mesh tailgates unless a factory-equivalent tailgate is also fitted.
• Nothing unlicensed or inoperable may remain more than 24 hours, and no major repair may happen outside an enclosed garage.
• ATVs, golf carts and “3 wheelers” may not be operated on any roadway, bike path or common area in Sandoval.
• The association also runs a published Overnight Parking Pass request process, and no overnight parking is allowed in the Calypso Park lot.

Put the lot and the rules together and the honest picture is this. A villa here is a 37 foot wide lot with a two-car garage and a short driveway. Two cars fit in the garage, guests fit in the driveway, and nobody parks on Anguilla Drive. If you own a boat on a trailer or a work van with lettering, this product does not work for you and no board is going to make an exception.

Two more rules that shape the lot

Setbacks are 15 feet front, 10 feet rear, 5 feet side, and, in the instrument’s own words, “There is no side setback between attached Units” (Art. IV.B.1.a). Driveways must sit at least five feet from the side or rear lot lines, aprons excluded, and any driveway encroaching a side yard drainage easement “is subject to damage by drainage maintenance activities”, repaired at the owner’s expense (Art. IV.B.1.c). Also worth knowing before you plan a project: no window or wall air conditioning units, air conditioning and pool equipment buffered by landscaping, no outdoor clothes drying, no skateboard ramps, and holiday decorations up no more than six weeks before and down within 30 days after.

The for sale sign has a published specification, and almost no community does this

This one is directly on point for a seller. The master’s Signage Guidelines for realty signs, published by the association and re-verified 12 September 2026, specify:

• One sign per lot, plus an optional tag sign.
• Sign and tag limited to 3 feet 6 inches high by 3 feet wide, main panel limited to 5.5 square feet.
• Mounted on a 4 inch wood post.
• Sign face Benjamin Moore OC-65 Chantilly Lace. Border and text Sherwin Williams 2390 Greek Isle.
• Font Georgia Bold. Galvanized or stainless hardware.

There is a right way to react to that and a wrong way. The wrong way is to arrive with a standard brokerage sign and get a violation letter in week one. The right way is to have the compliant sign built before the listing goes live, which is what we do here.

Showings and the gate

The master’s own realtor information page states it plainly: “For an Open House, the resident must give the realtor access to the community and add open house to ‘My Envera.’” Guest and contractor access at Sandoval is managed by the resident through the MyEnvera system, not by the listing agent and not by a call to the office. If you are selling and you are not physically present, that step has to be handled in advance or your open house does not happen.

Selling a villa here? The sign specification, the MyEnvera step and the two-estoppel closing are three places a Villas at Sandoval listing goes wrong, and all three are avoidable. Request a valuation and a listing plan for your Villas at Sandoval home. Buying, and trying to work out whether the lease cap and the parking rules fit your life? Talk it through with McGreevy and Comisar before you write. Marc Comisar: (239) 287-5873.

Schools for a Villas at Sandoval Address

A Villas at Sandoval address sits in Lee County school Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone 3, in school impact fee district 2. Lee County does not assign one school by address. Families rank a pool of schools, and proximity is a tiebreaker.

The assignment, confirmed at the villa parcels themselves

Point queries were run against the School District of Lee County’s own GIS layer at four villa addresses, 2457 Anguilla Dr, 2649 Anguilla Dr, 1315 Pamplico Ct and 1324 Pamplico Ct, on 12 September 2026. All four returned identical results.

The layer also carries the district’s own capacity figures: Zone A at 3,363.66 for grades K to 5 and 2,004.11 for grades 6 to 8, and Zone BB at 2,196.3 for grades 6 to 8. Layer last edited 26 August 2024.

How Lee County actually works, because “zoned for” is the wrong phrase

This is where most community pages mislead people, so read this before you read the table below.

Lee County does not assign a single school by street address. Within a proximity zone, families rank a pool of schools during an annual open enrollment window, and placement runs on a published preference hierarchy: exceptional student education and special programs first, then sibling preference, then Proximity 1, which means the home is within 2 miles of the school, then the sibling guarantee, then Proximity 2. That is the School District of Lee County’s own board-approved Student Enrollment Plan 2026-2027, approved 1 December 2025.

So the accurate question is not “what school is this villa zoned for”. It is “which schools can this address rank, and at which of them does it hold Proximity 1 standing”. Those are different questions and the second one has a much better answer here.

The proximity finding, and it is unusually clean

Straight-line distance was computed from every villa address point to every school in both pools, using Census-geocoded school addresses, on 12 September 2026.

Every one of the 69 villa parcels is inside the 2 mile Proximity 1 band for Trafalgar Middle and Trafalgar Elementary, and outside it for every other school in both pools. The worst-placed villa is 0.84 miles from Trafalgar Middle and 1.11 miles from Trafalgar Elementary.

Note the direction of the error, because it makes the finding sturdier rather than shakier. Straight-line distance is a floor and road distance is always equal or longer, so the schools already over two miles straight-line are over two miles by road as well. On the Trafalgar side, 1.11 miles at the worst parcel leaves real headroom. One honest caveat: the district’s plan says “within 2 miles” without stating whether it measures straight-line or by road network, and we did not establish which.

The grades on the two schools that matter here

Florida Department of Education school grades, from FLDOE’s own statewide workbook for the 2025-26 school year:

So the combination worth stating: the two schools at which a Villas at Sandoval address holds Proximity 1 standing, Trafalgar Elementary and Trafalgar Middle, are both current Florida DOE A schools. That is a stronger and more accurate claim than “four elementary options”, and it is the one we would want if we were the buyer.

At high school level, both West Zone 3 schools, Cape Coral High and Ida S. Baker High, sit outside the two mile band from these parcels, so proximity is not a lever at that level and the ranking window and the other preferences do the work.

Daily Logistics: Trash, Mail, the Gate, Internet and Lawn Care

The Villas at Sandoval are on the City of Cape Coral residential trash route. Sixteen of sixteen sampled villa addresses returned Route 675, Thursday pickup, Subsection D, hauled by Waste Pro. The Somerville at Sandoval condominiums behind the same gate returned no route at all in the same session.

Trash, and this is the cleanest measured difference on the whole page

Method, because the negative control is the whole point: a point-in-polygon test against the City of Cape Coral Solid Waste Routes layer, run 12 September 2026, on a fixed-seed sample of villa parcels plus detached controls, with coordinates taken from the county parcel layer.

The negative control is what turns 16 hits into a measurement: the layer does return zero when a point genuinely sits outside every route polygon.

Two independent corroborations agree. First, the county’s own garbage fields: all 69 villa parcels carry GARBTYPE = R for residential, while Somerville’s condominium units carry GARBTYPE = M for multi-family. Second, the tax bill, where every one of the 69 villa parcels carries the City of Cape Coral Solid Waste Assessment at $384.25 on its 2025 bill, and Somerville carries no city solid waste line at all.

The City’s own assessment page explains why: the assessment funds solid waste services benefiting “residential property (4 units or less)”, the fee “is charged per dwelling unit”, and it is billed annually on the property tax bill. A twin villa is two units, so the City treats it as residential. A 170 unit condominium is not.

What that actually buys, from the City’s residential collection page read 12 September 2026:

• One collection per week. Garbage, recycling, horticulture and bulk on the same day.
• Service begins 5 a.m. from 1 May to 30 September, and 6 a.m. from 1 October to 30 April. Totes may go out after 5 p.m. the day before.
• Three feet of clearance between and around each cart, wheels and handle facing the house, and five feet from mailboxes, trees and parked cars.
• Extra garbage in bags beside the cart, 50 lb maximum each. Extra recycling in a box marked “EXTRA RECYCLE”, 50 lb maximum.
• Missed pickups reported through 311 after 6 p.m. Waste Pro: (239) 337-0800.
• Backdoor service is available where all residents are documented as disabled, with a medical letter, renewed annually.

One practical note for this product specifically: three feet around each cart and five feet from parked cars is a real ask on a 37 foot wide lot with a short driveway, and the master’s recorded Use Restrictions separately prohibit accumulating rubbish “except between regular garbage pick ups, and then only in approved containers”. Plan the Wednesday evening tote placement, not the Thursday morning one.

And a post-storm item nobody asks about until it matters: the City states that after a hurricane or declared major disaster, “FEMA regulations require private or gated communities to have a current Right of Entry (ROE) on file with the City before any disaster debris recovery crews can enter the community.” Sandoval is gated, so that sits with the master association and its manager.

Mail: what is recorded, and the limit we will not cross

The recorded standard, Instrument 2013000046134 Article IV.B.6: “The design, construction materials, and location of all mailboxes within the Property shall be consistent as specified by the Sandoval Design Review Guidelines. Mailboxes shall be initially provided for by Declarant, or the builder of the Dwelling if not Declarant.”

That establishes that mailbox design, materials and location are set by a community-wide standard, and that the builder installed them. There is one worthwhile contrast: Somerville’s equivalent clause points at the Sandoval Design Review Guidelines “for multi-family communities”, while the villa clause points at the general guidelines, the same document that governs the four detached neighborhoods in the same instrument.

Whether a villa address gets door delivery, a curbside box or a cluster box unit is not established. Every villa parcel carries a plain street address in the county record with no unit number, where every Somerville unit carries one, but that is a difference in the plat and not a record of how USPS delivers. We are not going to write “mail to your door” or “cluster mailboxes” on the strength of it. One call to the association at (239) 282-5525 settles it for a specific address.

The gate

Established, and it applies to a villa owner exactly as to everyone else behind the gate:

• Sandoval has at least two named gates, the Veterans Memorial Gate and the Pine Island Gate.
• The association names two security vendors under its own Security heading: Envera Security Gates and St Moritz Security Onsite, (239) 383-0161.
• Guest access is resident-managed through MyEnvera. The association’s realtor page is explicit that for an open house, the resident must give the realtor access and add the open house to MyEnvera.
• Amenity access is by resident ID card, 7 a.m. to 7 p.m. Tenant cards are $11 and vehicle stickers $15 each.
• The clubhouse and parking lots are under video surveillance.

Not established, and re-confirmed unavailable on 12 September 2026: whether the gates are manned, virtual or hybrid; the gate hours; whether a roving patrol operates; whether resident entry is by transponder, decal, barcode or app; and the total number of gates. The association’s own Envera page returns a member login. If you see “24-hour staffed entry points” on another site, ask for the source, because we could not find one.

One inference, labelled as an inference: the villas sit in Phase 3 and Phase 3A by recorded plat, the association places Happy Paws Dog Park “in Phase Three, near the Pine Island Gate”, and the measured route out of Anguilla Drive runs to Sandoval Parkway and SW Pine Island Road with no other arterial in between. Together those support, but do not prove, that the Pine Island Gate is the villas’ nearest gate.

Internet: a bulk fiber agreement covering 1,425 doors, and an honest limit on what it delivers

What the provider published on 26 March 2025, re-read 12 September 2026: Blue Stream Fiber announced a bulk HOA partnership at Sandoval covering 1,425 residences, delivering broadband, television and voice over 100 percent gigabit-capable fiber, with service activation expected April 2026. The association ran the procurement with an independent consultant. The same announcement was reported by the trade press on the same day.

What the association publishes today, re-read 12 September 2026: its governing documents page still says “Amenities include an internet speed of up to 500 Mbps”, and a full-text search of that page for “Blue Stream” returns zero hits. The page does list a standing Ad Hoc Internet Committee with a published charter.

So here is the careful version, and it is the only one the record supports. The bulk agreement is the master association’s, priced per door across 1,425 residences, and Lee County’s own GIS neighborhood polygon for Sandoval records 1,425 total residential units community-wide. Villa owners are master members, and the master describes the internet as an amenity of the master assessment. On that chain the villas are inside the community-wide bulk agreement on the same footing as every other Sandoval door, and they receive it through the master assessment, not the villa association assessment.

What we will not do: publish “up to 500 Mbps” as a current delivered speed, or “gigabit” as the delivered resident tier. No public document states in terms that the villas are inside the bulk agreement, and whether television and voice actually reach the resident, and what equipment is provided, is unpublished. Ask the seller what they receive, what they pay, and for a bill.

Lawn care, irrigation and water

The master’s landscape contractor is Juniper Landscaping, whose client portal the association links from its own resources menu. The villa association’s own landscape contractor is not published anywhere we could reach, and the two must not be conflated: the 2013 supplemental puts villa lawns and landscaping on the separate neighborhood association, whose vendor list is not public. The route is the resale package or the adopted budget.

Irrigation water at these addresses is City of Cape Coral reclaimed water on a separate line, supplemented by canal water at peak demand. Villa addresses run 2606 to 2664 on Anguilla and 1305 to 1324 on Pamplico, so the watering schedule genuinely differs house by house along the same street.

The City’s year-round schedule assigns two watering days a week by the last digit of the address, in three windows (8 p.m. to 11:59 p.m., midnight to 4 a.m., or 4 a.m. to 8 a.m.), read 12 September 2026. Addresses ending 0, 1 or 2 water Monday and Thursday; 3, 4 or 5 Tuesday and Friday; 6 or 7 Wednesday and Saturday; 8 Wednesday and Sunday; 9 Thursday and Sunday.

Finally, the utility record itself, which closes a question most Cape Coral buyers are right to ask. The City’s own parcel record names “SANDOVAL PH 1 CIAC” and “SANDOVAL PH 3 CIAC” water, sewer and irrigation across these parcels, and records zero septic systems and zero wells (City of Cape Coral parcel layer, queried 12 September 2026). The villas sit south of SW Pine Island Road, in the half of the city the Utilities Extension Project has already served, and the City’s own statement is that it “has extended utilities to nearly all of Cape Coral south of Pine Island Road and are currently working North.”

Taxes and the Non-Ad-Valorem Line

Every one of the 69 parcels at the Villas at Sandoval was read from its 2025 Lee County tax bill. The median non-ad-valorem total is $1,026.85, built from four lines and nothing else. There is no community development district line, no special district line and no association line on any villa bill.

The census, not a sample

Most pages that quote a Florida tax figure quote one bill. This is all 69, read one at a time from the Lee County Tax Collector’s TaxSys 2025 Annual Bill pages on 12 September 2026, with three detached Block 8031A parcels pulled as controls on the same run.

Only two of the four lines are flat, which is why there is no single “villa tax figure”. The fire service assessment is the one that really moves.

The flatness of the solid waste lines is itself measured rather than assumed: the same parser, on the same run, returned seven distinct values for the fire line and two for stormwater, so a single value on the solid waste line is a real constant and not a parser artefact.

One further tested negative worth stating. Every one of the 69 bills was checked for a mismatch between the sum of the four standard lines and the printed total. Exactly one of 69 mismatched. The other 68 close to the cent on four lines. So “68 of the 69 villas carry four non-ad-valorem lines and nothing else” is a tested statement, not an assumption.

The comparison that explains what this product actually is

Here is the finding that ties the whole page together, and it takes two numbers.

Somerville at Sandoval, the condominium neighborhood behind the same gate, carries a 2025 non-ad-valorem total of $596.59, and it carries no city solid waste line at all. The Villas at Sandoval carry the full $384.25, exactly like a detached house.

The gap between the two is $1,026.85 minus $596.59, or $430.26, and $384.25 of that, which is 89.3 percent, is the city trash line by itself.

Now set that beside the fee side of the ledger, from closings in the 365 days to 13 September 2026 (Southwest Florida MLS, pulled 13 September 2026):

So the villas sit with the houses on the tax bill and with the condominium on the fee bill. That is the cleanest one-sentence statement of what this product is, and the city trash line is the thing that proves the first half of it. A twin villa is two dwelling units, the City’s assessment covers residential property of four units or fewer, and so the City bills these homes for trash exactly like any other platted Cape Coral house.

The millage, and the absence of a CDD

Total 2025 millage on these parcels is 15.3806 per $1,000, millage code 057, City of Cape Coral, identical across every villa bill read. It is built from thirteen levies:

Thirteen ad valorem levies, four non-ad-valorem lines, nothing else. No CDD line, no special district line and no association line on any villa bill. In a state where a community development district can add well over a thousand dollars a year to an otherwise comparable house, the absence of one at Sandoval is worth saying out loud, and here it is confirmed from inside the tax bill itself rather than from a marketing page.

The homestead swing, and why the seller’s bill is not your bill

This is the single most useful number on this page for a buyer, and it is a tax-status fact, not a statement about anybody who lives here.

Same floor plan. Same street. Same tax year. A difference of about $3,470 a year, which on this product is larger than the entire annual master association assessment.

The mechanism is Florida’s Save Our Homes assessment cap plus the exemptions stacked on top of it, and it resets when the property sells. So a listing that advertises “taxes of $1,575” is telling you the truth about the seller and nothing at all about you. Underwrite the non-homesteaded number, then apply for your own homestead in the first year and let the cap start working for you. Anyone showing you a Florida house who does not walk you through this is costing you money.

One villa carries a PACE assessment, and you should know what that is

2633 Anguilla Dr carries a fifth non-ad-valorem line on its 2025 bill: GREEN CORRIDOR PROPERTY ASSESSMENT CLEAN ENERGY $1,360.50, taking its total to $2,387.35, more than double the villa median.

A PACE assessment, Property Assessed Clean Energy, finances energy or storm-hardening improvements and is repaid through the property tax bill. It runs with the land, which means it does not clear at closing the way a mortgage does. It transfers to the buyer.

We are not going to publish anything about the agreement itself, its principal, its rate or its remaining term, because none of that is established, and the point is the risk class rather than the address. The rule that comes out of it is general and it is worth more than the anecdote: read the actual tax bill, not the tax estimate, before you write an offer on any Florida house. One villa in 69 here has a line on it that a tax estimator would never show you.

Thinking about selling? Your assessed value, your exemptions and your buyer’s first-year bill are three different numbers, and pricing a Villas at Sandoval home well means being ready for all three. Get a valuation that accounts for them. Buying? Start with McGreevy and Comisar and we will pull the actual bill on the actual parcel before you commit. Top 1% Real Estate Agents Nationally Since 2008.

What Is Being Built Near the Villas at Sandoval

The largest commercial project in Cape Coral’s history, the 131 acre Cape Coral Grove town center, is 1.6 miles and about four minutes from the Villas at Sandoval, and it goes vertical from Winter 2026. As of 13 September 2026 nothing at all is pending within half a mile.

Cape Coral Grove, four minutes away

Every figure below is from the City of Cape Coral’s own economic development page, read 12 September 2026. In the City’s words, Cape Coral Grove is “a transformative 131-acre mixed-use town center rising along the north side of SW Pine Island Road between Chiquita Boulevard and Burnt Store Road”, “poised to become the most significant commercial development in the city’s history”, backed by a $700 million private investment and projected to generate an estimated $1.3 billion in economic impact.

The drive from Anguilla Drive is 1.6 miles and about 4 minutes, via Anguilla Drive, Sandoval Parkway and SW Pine Island Road, measured on the OpenStreetMap network with the OSRM routing engine, free flow with no traffic model, on 12 September 2026.

And the other side of it, because a page that only sells is not worth reading. A 131 acre town center with 1,200 apartments and a hotel going vertical from Winter 2026 means years of construction traffic on the SW Pine Island Road corridor, which is also the villas’ route to everything north and east. Buy here expecting both: the amenity that arrives, and the construction that arrives first. Anyone selling you the first half without the second half is not telling you the whole thing.

The zoning reality, and it is not what a villa buyer expects

Every villa parcel at Sandoval is zoned CC, Commercial Corridor, with a future land use of PIRD, Pine Island Road District, confirmed on two independent routes, a point-in-polygon test against the City’s own zoning and future land use polygon layers and a direct read of the parcel attribute table, both agreeing on all parcels, queried 12 September 2026.

That surprises people, so here is the honest framing. This is not unique to the villas. Querying every parcel whose legal description begins “SANDOVAL” returns 1,348 parcels split down the middle:

The CC/PIRD streets include Anguilla, Vareo, Lambay, Belleville, Malaita, Clairfont, Casibari, Cayes, Astwood, Pamplico and Lavaca. The R1/SF streets include Blackburn, Verdmont, Ashbury, Brightside, Woodbourne, Maraval, Bellingham, Hopefield, Greendale, Windwood, Sutherland, Sunvale, Stonyhill and others.

So the correct sentence, and the one this page will stand behind, is that the villas sit in the Pine Island Road District half of Sandoval rather than the R1 half, sharing that designation with 585 parcels across a dozen streets, and their underlying entitlement is a commercial corridor district carrying residential development rather than a conventional single-family zoning district. One more precision worth keeping: the future land use category is called the Pine Island Road District, but these homes front Anguilla Drive and Pamplico Court off Sandoval Parkway. The villas are not on Pine Island Road. PIRD is a designation, not an address.

Nothing is pending within half a mile, and that is a measurement too

As of 13 September 2026, the City of Cape Coral’s live City Planning Public Hearing Cases page carries exactly one case, and it is not near Sandoval.

This is a proven negative with a positive control: the page is live and it returns a real case, so the absence of any Sandoval-area case is a measurement rather than an empty page. It is also a change worth noting, because the same page carried six cases when we read it on 2 September 2026. Those have cleared, and the page now carries one, four miles away.

Two cautions. Planning cases turn over quickly and this observation is dated 13 September 2026, so re-check it before you rely on it. And the City’s separate Pine Island Road corridor page lists further projects carrying opening dates from 2021 to 2023, so it is not uniformly current and we will not republish forward-looking dates off it. Cape Coral Grove is the one the City itself dates to 2026, and it is the one that matters at four minutes away.

If you want the corridor read in one line: the amenity picture around these villas gets materially better over the next five years, the traffic picture gets materially worse first, and nothing is going up next door.

McGreevy and Comisar have sold Southwest Florida since 2004 and are Nationally Recognized Top Producing Realtors and the #1 Team in Southwest Florida since 2012. If you want the version of this analysis that applies to one specific villa rather than all 69, call Jesse McGreevy: (239) 898-6072.

Comparable Communities and Products to Consider

The Villas at Sandoval, the 69 attached twin villas on Anguilla Drive and Pamplico Court in Cape Coral, are best judged against three yardsticks: the single family homes and the Somerville condominiums behind the same Sandoval gate, the 48 detached Pulte homes at the other end of Anguilla Drive, and attached villa product elsewhere in Lee County.

Each comparison below is measured, not asserted, from live Southwest Florida MLS Matrix pulls and the Lee County Property Appraiser’s certified tax roll, with the data date printed beside every number. Where a comparison is a sample rather than a census, it says so in the same sentence.

Benchmark one: one gate, three products, one twelve-month window

Sandoval is the rare Cape Coral community where a buyer can compare a detached house, an attached villa and a low rise condominium without leaving the gate, in the same amenity package and the same twelve months of closings.

Source: Southwest Florida MLS Matrix, Development Name = SANDOVAL [11339], closings in the 365 days to 13 September 2026. Pulled 2026-09-13. All 94 closings in the window are included and the three product classes partition the pull with no remainder: 72 plus 8 plus 14 equals 94.

Read the last column first, because it is the finding. The attached villa traded at $204.61 per square foot against the detached house at $205.54, a gap of 93 cents, while the condominium behind the same gate traded at $174.40, a 15.2% discount to the house. The villa is attached to its neighbour, sits on roughly half the lot and carries two bedrooms instead of three, and the market still paid within a dollar per square foot of the detached price.

Ship the counterweight in the same breath, because a number without its error bar is marketing rather than data. Eight closings is a thin set and one atypical sale moves it. A 93-cent gap is well inside what eight sales can resolve. The defensible statement is that there is no meaningful per-square-foot discount for attaching the house to its neighbour at Sandoval, and it is not that villas outperform houses. Anyone who tells you the second thing is over-reading an n of 8.

The fee column runs the other way and it runs hard. A villa closing in the window reported a median $7,862 in total annual recurring fees against $2,932 for the single family home, a premium of roughly $4,930 a year for the same gate and the same amenity centre, and within $14 a year of the Somerville condominium’s $7,848. On the fee bill a villa behaves like the condominium, and on the price bill it behaves like the house.

One caution on the fee figures: Matrix carries separate HOA Fee and Master HOA Fee columns that listing agents enter inconsistently, transposed on at least two of the eight villa rows and collapsed into one column on a third, so only Total Annual Recurring Fees reconciles all eight and it is the only fee column published here. These are fees as reported at each closing across a 365-day window, not a current fee schedule.

Somerville at Sandoval is the sibling product and it deserves its own page rather than a paragraph. If you are weighing the attached villa against the condominium option behind the same gate, read the full breakdown of that community on our Somerville at Sandoval community and market page, which covers its Chapter 718 status, its separate recreation tract and why its 2025 tax bill runs several hundred dollars lighter than a villa’s.

Benchmark two: the villa against the detached homes at the other end of the same street

This is the comparison nobody else has, because it requires reading the county’s own building classifier rather than a listing portal. Anguilla Drive holds two entirely different products under one street name. The 2600 house numbers, Block 9010, plus all of Pamplico Court, Block 9012, are the 69 attached twin villas this page is about, built by Taylor Morrison of Florida, Inc. and classified by the Lee County Property Appraiser as improvement type 30 (Attached Villa). The 2400s and 2500s, Block 8031A, are 48 detached homes built by Pulte Home Corporation, classified 102 (Ranch), and marketed in their day as the Anguilla Single Villa. They share a street sign and nothing else that matters to a buyer.

Source: Lee County Property Appraiser certified 2026 tax roll LCPA2608.txt, posted 2026-09-01, joined to the LeePA parcel fabric on FolioID. Retrieved and re-derived 2026-09-12 and 2026-09-13. Census of all 117 parcels, not a sample.

Four things in that table are worth saying out loud.

Zero pools is a measurement, not missing data. Not one of the 69 villas has a private pool and nine of the 48 detached homes across the street do. The same parser on the same run returned 9 pools on Block 8031A, 53,355 across Cape Coral and 182,292 across Lee County, and the City permit portal returns zero pool or pool cage permits on either street across the post-Ian window.

The flood answer flips completely between the two products. Every one of the 48 detached homes is in Zone X. On the villa side 47 parcels sit in Zone AE, and 68 of the 69 villa lots have some Zone AE inside the lot line while 46 straddle the AE and X boundary outright. Exactly one villa lot is entirely in Zone X, so a villa buyer cannot read their zone off a parcel map and a neighbour’s answer is not theirs.

The roof story is one-sided and documented. All 69 villas carry a non-void re-roof permit in the post-Ian window, 68 applied between 8 and 12 April 2024, against only 14 of the 48 detached parcels, whose two April 2024 permits are a different work class, tile to tile. The record establishes who pulled a permit and when, not who paid.

On the tax bill the villa is a house. Both products carry the identical City of Cape Coral solid waste assessment at $384.25 and the identical Lee County line at $36.56 on every parcel in both blocks, and no villa bill carries a CDD, district or association line. Lake frontage is the other one-sided field, 71.0% on the villas against 43.8% on the detached parcels.

Benchmark three: attached villa product elsewhere in Cape Coral and Lee County

Buyers searching the word villa in Cape Coral get a very mixed bag, because the word does a lot of unrelated work in this market. The county’s own classifier cuts through it: IMP TYPE on the Lee County Property Appraiser’s per-parcel building cost card is the only primary field that separates an attached villa from a townhouse from a detached ranch, and it is not in the downloadable roll, which is why nobody publishes this comparison.

Method and scope: all 138,210 Cape Coral parcels in LCPA2608.txt were scanned for DOR-01 parcels with 2 or 3 bedrooms, 900 to 2,200 heated square feet, 0.16 GIS acres or less, built 1995 or later, then grouped by normalised subdivision legal. The LeePA cost card was pulled for one to two sample parcels from every Cape Coral cluster with n of 8 or more, read 2026-09-12. This is a SAMPLE of one to two parcels per cluster, not a parcel-by-parcel census of Cape Coral. Read the claim below as scoped to what was sampled.

And the positive control, which is the part that makes the finding trustworthy rather than a parser artefact. 30 (Attached Villa) is a live, populated code elsewhere in Lee County, verified on four parcels outside Cape Coral on 2026-09-12:

So the code works, it is populated, and it fires in four Lee County communities. It did not fire in any Cape Coral cluster sampled.

The defensible published sentence, deliberately narrower than the headline you might expect: across every Cape Coral community the county roll turns up with comparable small-lot, low-bedroom-count, post-1995 platted product, the Lee County Property Appraiser classifies the buildings as townhouses in blocks of four to eight, as half a duplex, or as detached ranch homes. The two-bedroom attached villa on its own platted fee-simple lot, which the county calls 30 (Attached Villa), is the Sandoval product, and if you are willing to leave the city, Bella Terra, Herons Glen, Tidewater and Vistanna Villas carry the same classification.

Do not upgrade that into “the only attached villas in Cape Coral”. Nobody has run the full parcel-by-parcel census. And whether any of those other associations maintains the exterior of its buildings is not established here, because no declaration was read for any of them and “maintained”, “covered” and “included” are money words that need a document behind them.

One more naming trap inside Sandoval catches buyers every week: Vareo Court and Lavaca Court carry Taylor Morrison’s Queen Palm VI “detached villa” at 1,688 square feet, which the county also classifies 102 (Ranch), so at Sandoval the word villa means three different things depending on which street you are standing on.

For the full picture of the master community these 69 villas sit inside, including its 1,390 residential parcels, the amenity centre, the resort pool and the master association’s own published rules, read the Sandoval community guide and market report, and for how Sandoval compares to every other gated community in the city, from Entrada and Coral Lakes to the waterfront southeast quadrant, start at our Cape Coral real estate market and neighborhood hub.

Honest Pros and Cons of Buying a Villa at Sandoval

Buying a villa at the Villas at Sandoval means accepting a measured set of trade-offs: two associations instead of one, roughly $4,930 a year more in recurring fees than a Sandoval single family home, and zero private pools across all 69 doors, against full master amenities, a roof about eighteen months old, and genuine scarcity.

Every line in the table below is drawn from the recorded record, the county roll, the City permit file, FEMA’s effective map or the twelve months of MLS closings already cited on this page. None of it is opinion, and the cons column is not a softened version of a cons column. A page that only sells is not credible, does not get cited, and does not help you decide.

Start with the two associations, because everything else on the con side flows from it. Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. is an active Florida not-for-profit corporation, Sunbiz document N13000003206, FEI 46-2781539, filed 04/03/2013, administratively dissolved on 24 September 2021 for a missed annual report and reinstated on 6 March 2022. It exists because the master declaration said it would: the Amended and Restated Supplemental Declaration, instrument 2013000046134, recorded 26 February 2013, has declarant Taylor Morrison of Florida, Inc. writing at Article IV.B.7 that the master maintains lawns and landscaping on the sibling neighborhoods’ lots “(except for the Units in Block 9010 as Declarant will be creating a separate neighborhood association to perform the maintenance of the lawns and landscaping included within Block 9010).” Block 9010 is the villas, and that association was incorporated 36 days later.

Why that costs money in a countable way. Master dues are published in two tiers on an undated page, $682.50 per quarter without landscaping and $1,063.72 with. Villa owners buy the cheaper landscaping-excluded tier because their own association does the mowing, then pay that association separately, so a villa closing carries two quarterly lines while the detached Anguilla closing carries one, at $1,038 per quarter or $4,152 for the year. The mechanism is publishable. The amount of the second line is not.

Information not available at time of publishing. The Neighborhood Declaration of Protective Covenants, Restrictions and Easements for Villas I (Anguilla & Pamplico) at Sandoval is the instrument that would define “Common Structural Elements”, the party wall, the roof and paint responsibility, the association’s insurance duty and the assessment mechanism. The Lee County Clerk’s search endpoints refuse automated clients and the association’s own copy is member-gated, so nothing on this page states, paraphrases or assumes any provision of it. The route to it is simple for a real buyer or owner: it comes in the association’s resale package, and an estoppel certificate states the assessment exactly.

One statutory point that is publishable without that document, and it is material. Chapter 720, which governs this association, imposes no duty on a homeowners association to insure the buildings. All 240,107 characters of the chapter were searched: “insurance” appears 18 times, none of them a property-insurance mandate. Compare §718.111(11)(a) for condominiums: “Every condominium association shall have adequate property insurance… regardless of any requirement in the declaration.” A Somerville condominium owner has a statutory guarantee that a villa owner does not, and for a villa the association’s insurance duty is whatever the recorded documents say and nothing more. The Articles do charter the villa association to “maintain, insure, repair and replace the Common Structural Elements”, with replacement expressly excluded from “Operating Expenses”, which makes replacement a reserve, special assessment or borrowing question. What that term covers sits in the declaration we do not have.

On the vote, the quietest under-discussed fact in this neighbourhood. Article IV.C.11 makes the villa association’s president the Neighborhood Representative, casting every villa owner’s master-association vote at his or her sole discretion, where a single family owner in Sandoval votes their own lot. If a direct vote in the master association matters to you, buy on the detached side. The February 2018 charter amendment, adopted 2 February 2018 and filed 9 February 2018, lowered the litigation vote from three quarters of all members to a majority of those voting and added an express carve-out allowing suit against the declarant, any builder or any supplier with no member vote. That is what the amendment says, and no claim, dispute or litigation is asserted here, because none has been established.

On the roof, honestly. A buyer looking at a 2013 villa is looking at a roof about eighteen months old, replaced across the whole neighbourhood at once, which is what a functioning shared-structure association looks like from the outside. One wrinkle worth knowing: Article IV.B.4 requires “flat, clay or concrete tile” while giving the Design Reviewer sole discretion to approve additional materials, and the county cost card records MODULAR METAL\SHINGLE on 68 of 69 villas. The villas were built by the declarant, which controlled the Design Reviewer, so the page publishes both facts and asserts neither a violation nor an approval.

One tax figure is larger than the master dues. Two otherwise identical villas can carry very different bills depending on homestead status: $1,575.58 homesteaded against $5,043.13 not homesteaded on the 2025 roll at a 15.3806 millage, a swing of about $3,470 a year. That is a tax-status fact about the parcel, not a statement about anyone who lives there, and it is the largest controllable variable in a villa’s carrying cost.

If you are weighing this product against the detached homes at the other end of Anguilla Drive, or against Somerville, the honest answer is that all three are defensible and they are defensible for different buyers. Talk it through with someone who has read the recorded documents. Sellers can start with a free home valuation for a Villas at Sandoval villa, and buyers should start with our Cape Coral home buying guide and buyer representation.

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

Selling a villa at the Villas at Sandoval is not the same transaction as selling a single family home behind the same Sandoval gate. A villa parcel belongs to two associations, so the closing needs two estoppel certificates on two statutory clocks, and the comparable set is 69 near-identical 1,542 square foot homes.

In the last 12 months we tracked every Villas at Sandoval resale as it came to market, all eight of them. So if you are searching for a Villas at Sandoval listing agent, or thinking I need someone to sell my Villas at Sandoval home, or asking what is my villa on Anguilla Drive worth, you have landed on the only page that treats your villa as its own product rather than folding it into a Sandoval average that is 90% detached houses. That distinction is worth real money at list price and more than that at appraisal.

Data updated: September 2026.

The listing-agent credentials, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy has sold Southwest Florida real estate since 2004. That matters here for one narrow reason: a 69-home attached villa neighbourhood with two associations and one active listing does not forgive a listing agent who learns the product on your listing.

What villas at Sandoval actually sold for in the last twelve months

Source: Southwest Florida MLS Matrix, Development Name = SANDOVAL [11339], closings in the 365 days to 13 September 2026. Pulled 2026-09-13. This is the whole population of villa closings in the window, not a sample.

Three of those numbers should shape how you price. The 94.50% sale-to-list is the mean of each sale’s own ratio, not a ratio of medians, and the three longest-marketed listings at 136, 158 and 291 days are what dragged it, while the fastest closed in four. The median 70 days on market (n=8, EVEN, middle pair 62 and 78) beats the Sandoval single family median of 76.5 and Somerville’s 95, so your villa is not the slow product behind this gate. And one active listing against 69 doors is 1.4% of the product on the market, roughly a 1.5-month supply against eight closings a year. As of the 2026-09-13 pull the only active villa is 2648 Anguilla Drive at $335,000, two bedrooms plus a den, 1,542 square feet, four days on market. List this quarter and you are one of two, not one of ten.

One honest scoping note that a good listing agent will raise before you do. All eight closings in the window were on Anguilla Drive. Pamplico Court recorded zero sales in the twelve months, and its most recent sale was 13 December 2024 at $380,000. There is no Pamplico median and this page will not invent one. If you own on Pamplico Court, your pricing conversation starts from the Anguilla data plus the county’s parcel-level differences on your specific lot, and it is a conversation rather than a lookup.

What makes selling a villa here genuinely different

This is the part no portal, no automated valuation and no generic Cape Coral listing presentation will give you, and it is why the seller conversation on a villa takes longer than the one on a house.

One. Two estoppel certificates, on two statutory clocks. Florida Statutes §720.30851(1)(h)(10) requires an estoppel certificate to “Provide a list of, and contact information for, all other associations of which the parcel is a member.” Your villa parcel is a member of two associations under Articles V.J, so your closing needs two certificates, two 10-business-day statutory clocks and two statutory fee caps, against one certificate and one cap for the single family home behind the same gate. On the $250 statutory base cap that is $500 clean, or $700 if both come back expedited. Resolve one conflict in the public figures with your closing agent rather than guessing: Florida Realtors publishes an inflation-adjusted schedule reading $299 standard plus $119 expedited while other sources still publish $250 and $100. The structural point, that you are buying two of them, does not change either way.

Two, and this is the one that actually delays closings. The master association’s own resale instructions carve the villas out in terms, verbatim: “FOR VILLAS OWNER/SALE ONLY”, routing Villas 1 estoppel requests to FirstService Residential while the master uses Precedent Hospitality. The corporate record, meanwhile, puts the villa association’s principal address, all four officers and its registered agent at Precedent Hospitality as of 1 December 2025. The two published records disagree about who administers the villa estoppel today, so this page will not publish either company as a bare present-tense fact. The statutory consequence, two certificates, is unchanged either way. Order the estoppel the week you go under contract and see who answers.

Three. The sign specification, which the association publishes and almost nobody reads. Sandoval permits one for-sale sign per lot plus one optional tag sign, both limited to 3 feet 6 inches high by 3 feet wide with the main panel limited to 5.5 square feet, mounted on a 4 inch wood post with a three quarter inch Omega Board or similar approved exterior grade panel, all sides finished. The published palette goes further: Benjamin Moore OC-65 Chantilly Lace on the face and post, Sherwin Williams 2390 Greek Isle for the border and text, Georgia Bold lettering, galvanised or stainless hardware. A standard brokerage rider will not comply. We build to the spec.

Four. Showings and open houses run through Envera, and the resident has to act. The association publishes it verbatim: “For an Open House, the resident must give the realtor access to the community and add open house to ‘My Envera.’” Gate access for buyers and cooperating agents is resident-managed, so an out-of-town seller or a vacant villa needs a documented access plan before the first showing request or you will lose weekend traffic to a gate. Entrance signage is governed by the master’s Signage Guidelines plus the City of Cape Coral Land Use and Development Regulations, by the association’s own wording.

Five. The four-lease cap shapes your buyer pool before you list. Villas are capped at four leases per calendar year with a 30-day minimum, recorded. That removes the short-term rental investor entirely and narrows the annual-rental investor’s math, which means your best buyer is far more likely to be an owner-occupier. The county agrees: 50 of 69 parcels are homesteaded, 72.5%.

Six. Your buyer’s lender will ask about the Villas 1 assessment, and it is not published anywhere. Not on the association site, not on Sunbiz, not in any recovered recorded instrument. The mechanism is publishable: you pay the master’s cheaper landscaping-excluded tier at $682.50 per quarter as published, because your own association does the mowing, then pay that association a second quarterly amount. Underwriting will want the number and the estoppel states it exactly. Get it early and the question stops being a delay.

Seven, and this is where a listing agent earns the fee. On a 1,542 square foot plan with 69 near-identical homes your comparable set is unusually tight, and that cuts both ways at appraisal. Tight comps leave an appraiser very little room to argue your value down when recent closings support you. They also mean that when one villa sells low it sits in the file as the obvious comp on every villa that follows, and at eight closings across 69 doors, roughly one sale every six and a half weeks, a single soft closing has outsized gravity. So price against the villa set rather than the Sandoval average, document the April 2024 re-roof and the wind-mitigation position it creates, and put the two-association fee structure in front of the buyer’s lender before the appraisal. An appraiser working from a street name alone will pull Block 8031A detached Pulte homes, three bedrooms, no attachment, concrete tile, all in Zone X, and treat them as comps for a two-bedroom attached villa. Handing over the county’s IMP TYPE split in writing is worth more on a villa than almost anything else a listing agent brings.

Find out what your villa is worth

Start with a free, no-obligation home valuation for your Villas at Sandoval property. It is a real analysis against the villa set rather than an automated guess against the Sandoval average, and it will separate your parcel’s flood position, lake frontage and homestead status from the neighbourhood median.

Then talk to Jesse direct at (239) 898-6072. If you are on the buying side of the same move, our Cape Coral home buying guide and buyer representation covers the other half of the transaction.

How much is my villa at Sandoval worth right now?

The eight villa closings in the twelve months to 13 September 2026 ran a median of $315,500 (n=8, EVEN, middle pair $315,000 and $316,000) in a range of $295,000 to $339,000, at a median $204.61 per square foot on a 1,542 square foot plan, and the one active listing is asking $335,000. Your parcel moves it from there: lake frontage, which 49 of 69 parcels have, flood zone, which differs lot by lot with 46 of 69 straddling the AE and X line, condition, and whether your lanai is enclosed.

How long will it take to sell my Villas at Sandoval villa?

Median days on market across the last eight closings was 70 (n=8, EVEN, middle pair 62 and 78), faster than the Sandoval single family median of 76.5 and the Somerville condominium median of 95. The spread inside that eight is wide and that is the honest part: the fastest went in four days and the slowest in 291, and sale-to-list across the set was 94.50% mean-of-ratios. Pricing correctly in the first three weeks is worth more here than any other single decision, because with one competing listing you own the buyer’s attention only until you have proven you are overpriced.

Do I really need two estoppel certificates to sell my villa?

Yes, and it is a statutory consequence rather than a management preference. Florida Statutes §720.30851(1)(h)(10) requires an estoppel to list every other association of which the parcel is a member, and a villa parcel is a member of both the Sandoval Community Association and Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. under Articles V.J. Two associations, two certificates, two 10-business-day clocks, two statutory fee caps, against one for a single family owner behind the same gate. Order both the week you go under contract, and because the published records currently disagree about which company administers the villa certificate, order it and see who answers rather than assuming.

Does my buyer need association approval to purchase at Sandoval?

The master association publishes, verbatim, that “Sandoval does not have an HOA Association application process for new buyers”, which removes an approval step most Southwest Florida gated communities impose and is a genuine advantage when your buyer is on a tight financing clock. Whether the Villas 1 association operates its own buyer process is not published anywhere and this page will not assume either way. The estoppel and the resale package settle it for your closing.

What are the fees a buyer will see, and will they scare buyers off?

Villa closings in the window reported a median $7,862 in total annual recurring fees (n=8, EVEN), roughly $4,930 a year above the $2,932 median on Sandoval single family homes (n=71, ODD) and within $14 a year of the Somerville condominium. Six of the eight also carried a transfer fee at closing of $4,000 or $5,000, consistent with the master’s published $4,000 reserve contribution, and two rows reported $0 as entered, so it is not universal in the data. Those numbers did not stop eight villas closing at a median $204.61 per square foot, within a dollar of the detached product.

Should I replace or repair anything before I list?

Not the roof. All 69 villas carry a City of Cape Coral re-roof permit in the post-Ian window, 68 applied between 8 and 12 April 2024, and wind mitigation form OIR-B1-1802 (Rev. 04/26, Rule 69O-170.0155 F.A.C.) puts every villa on Roof Covering answer A on two independent grounds. That is a document to hand a buyer’s insurance agent, not a repair to make. Impact glass is a different conversation, because 68 of the 69 are shuttered rather than fitted with impact glass, so shutters in good working order and demonstrable at inspection beat most cosmetic spending. And check whether your parcel carries the PACE assessment, because one villa on Anguilla Drive does at $1,360.50 a year and it transfers with the land.

What should I ask a listing agent before I sign with them at Sandoval?

Four questions, and they are diagnostic. Ask how many associations your parcel belongs to. Ask which block your villa is in and what the county’s improvement type reads on your parcel. Ask what they will do when the appraiser pulls a 2500-block Anguilla Drive comp. And ask for the last twelve months of villa-only closings, with n and the middle pair, rather than a Sandoval average. An agent who cannot answer those four will learn this neighbourhood on your listing, at your expense.

Your Local Real Estate Experts

McGreevy and Comisar is the Southwest Florida real estate team of Jesse McGreevy and Marc Comisar, brokered by Domain Realty and leading the Domain Realty Group team from three offices in Bonita Springs, Naples and Fort Myers. Jesse handles the seller side at (239) 898-6072 and Marc handles the buyer side.

Jesse McGreevy

Jesse McGreevy has sold Southwest Florida real estate since 2004 and leads the seller side of McGreevy and Comisar. He is the one who reads the recorded documents before the listing appointment rather than after the first contract falls through, and on a product like the Villas at Sandoval that is the job rather than a flourish. This page exists because the county’s IMP TYPE field splits Anguilla Drive into two entirely different products and nobody had put that in front of a seller or a buyer.

He is a Top 1% Real Estate Agents Nationally Since 2008 producer, holds the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine), and is one of the Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners in this market. McGreevy and Comisar alone have over $900 million in Sales.

If you own on Anguilla Drive or Pamplico Court and want a price that is built from the villa set rather than a Sandoval average, start with a free home valuation for your Villas at Sandoval villa.

Jesse McGreevy, direct: (239) 898-6072.

Marc Comisar

Marc Comisar runs the buyer side of McGreevy and Comisar and is the licensed broker on the team, Florida broker license #BK3060671. Buyers looking at attached villa product in Cape Coral face a genuinely confusing market, where the word villa covers Chapter 718 condominiums, townhouses in blocks of six and eight, detached ranch homes marketed as villas, and the fee-simple attached twin villa this page is about. Marc’s job on a Sandoval villa is to make sure a buyer knows which of those they are purchasing, what the two-association fee stack costs annually, and what the flood position is on that specific lot rather than on the neighbourhood.

He shares the team’s record: #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners.

Buyers should start with our Cape Coral home buying guide and buyer representation, and read the Sandoval community guide and market report alongside it.

Marc Comisar, direct: (239) 287-5873.

The team, the brokerage and where to find us

The taxonomy is worth stating once so it is clear who you are hiring. McGreevy and Comisar is the team brand. Domain Realty Group is the team. Domain Realty is the brokerage that holds the licence.

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

McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and they are the #1 Team in Southwest Florida since 2012.

Cape Coral, Sandoval and the Villas at Sandoval are served out of the Fort Myers and Bonita Springs offices, and showings inside the gate run through the resident-managed Envera process described above.

What our clients say

McGreevy and Comisar are a top-reviewed Cape Coral and Southwest Florida real estate team. These are five star reviews clients left on our Google Business Profile, in their own words, published exactly as written.

★★★★★ “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

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

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

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review

You can read every review on our Google Business Profile for McGreevy and Comisar.

Licensure

Brokered by Domain Realty. Jesse McGreevy, Florida license #SL3101296. Marc Comisar, Florida broker license #BK3060671.

McGreevy and Comisar: (239) 898-6072. Jesse McGreevy, direct: (239) 898-6072, [email protected]. Marc Comisar, direct: (239) 287-5873. Bonita Springs and Estero headquarters at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, with offices at 9180 Galleria Ct #200, Naples, FL 34109 and 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Read more about the team’s background and track record on the McGreevy and Comisar about page, sellers can request a free Villas at Sandoval home valuation, and buyers can start with our Southwest Florida home buying guide.

Frequently Asked Questions, Buyer Edition

The Villas at Sandoval generate a question set that almost nothing on the public internet answers, because this is a 69 home neighbourhood with two separate Florida corporations billing it, a neighbourhood assessment whose amount is published nowhere, a roof replaced across all 69 homes inside one week in April 2024, a FEMA flood line that runs straight through 46 of the 69 lots, and not one private swimming pool on any of them. Every answer below carries the record it came from and the date that record was read.

Is a villa at Sandoval a condominium?

No. The Villas at Sandoval are fee simple platted lots governed by Chapter 720, the Florida homeowners’ association statute, not by Chapter 718, the Condominium Act. The developer’s own counsel wrote it into the charter: the Articles of Incorporation state at Article I.3 that “The ‘Association’ is NOT a condominium association and is not intended to be governed by Chapter 718, the Condominium Act, Florida Statutes.” (Articles of Incorporation, Florida Division of Corporations document number N13000003206, filed 3 April 2013, read 12 September 2026)

Is a Sandoval villa a condominium or a single family home on a platted lot?

A platted lot. All 69 villa parcels carry Lee County Department of Revenue use code 01, single family residential, with UnitOfMeas of LT, NumUnits of 1.00 and a blank CondoType field. Not one carries DOR code 04, the condominium code that 160 Somerville parcels behind the same gate do carry. (Lee County Property Appraiser certified 2026 tax roll, posted 1 September 2026, read 12 September 2026)

What is a twin villa?

A twin villa is one walled and roofed building sitting across two separately platted, separately owned lots, with a shared wall down the middle and no side setback between the two halves. The recorded covenant states it plainly: “There is no side setback between attached Units.” Each owner holds their own lot in fee simple and their own half of the building. (Lee County Instrument 2013000046134, Article IV.B.1, recorded 26 February 2013, read 12 September 2026)

What is the difference between a villa, a townhouse, a coach home and a condominium in Florida?

The label is marketing. The regime is what matters. A condominium is created by a declaration of condominium under Chapter 718 and the owner holds a unit plus an undivided share of common elements. A townhouse or a villa can be either a condominium or a fee simple platted lot under Chapter 720, and only the recorded documents and the county use code tell you which. Here the county calls the building 30 (Attached Villa) and the parcel DOR 01, and the recorded document is a supplemental declaration of covenants, not a declaration of condominium. (Lee County Property Appraiser current cost cards for all 69 villa folios, and Lee County Instrument 2013000046134, both read 12 September 2026)

Are the Villas at Sandoval attached or detached?

Attached. Every one of the 69 parcels is classified by the Lee County Property Appraiser as 30 (Attached Villa), and the recorded covenant restricts Block 9010 to attached use in terms: “Units located within Block 9010 of the Property shall be used only for attached single family residential purposes.” Block 9010 is the only block in the whole instrument permitted to carry attached homes. (Lee County Property Appraiser cost cards, 69 of 69, and Lee County Instrument 2013000046134 Article IV.A.1, both read 12 September 2026)

Why do some pages say Sandoval’s villas are detached?

Because Sandoval has both, and they are not the same product. Taylor Morrison sold an Ibis VI twin villa, which is attached, and a Queen Palm VI and Sabal Palm VI, which the builder itself called detached villas. The detached villas sit on Vareo Court and Lavaca Court and the county codes them 102 (Ranch) with one unit in the building. Anyone describing all Sandoval villas as detached has merged two different products. (Naples Daily News, “Taylor Morrison unveils Sandoval’s Phase III floor plans”, 2 December 2012, and Lee County Property Appraiser cost cards for folios 10560090 and 10562614, read 12 September 2026)

What does “Villas 1” mean on a Sandoval listing?

It is the name of the neighbourhood carved out of the master community and given its own corporation. The recorded instrument designates Tract 116, Block 9010, as the “Villas I at Sandoval Neighborhood”, and the corporation formed to serve it is VILLAS I (ANGUILLA & PAMPLICO) AT SANDOVAL NEIGHBORHOOD ASSOCIATION, INC. Seeing “Villas 1” on a listing or in a document means the parcel carries a second association and a second bill. (Lee County Instrument 2013000046134 Article III, and Florida Division of Corporations document number N13000003206, both read 12 September 2026)

Is Villas I at Sandoval a separate legal association or just part of the master?

It is a separate Florida not for profit corporation. Document number N13000003206, FEI 46-2781539, filed 3 April 2013, status ACTIVE. Its principal and mailing address changed on 1 December 2025 to Precedent Hospitality, 570 Carillon Parkway, Suite 210, St Petersburg, and its registered agent changed on 22 April 2026 to Hahn Loeser in Sarasota. (Florida Division of Corporations, detail by document number N13000003206, read 12 September 2026)

Why do searches for a Sandoval villa corporation come back empty?

Because the Florida Division of Corporations name search is an alphabetical position list, not a keyword match, and the entity sorts as VILLASIANGUILLAPAMPLICOATSANDO. Searches for “Villas at Sandoval”, “Sandoval Villas”, “Sandoval Twin Villas”, “Anguilla” and “Pamplico” each returned a full page of twenty real Florida entities and none of them was this one. Only the string “Villas I (Anguilla” puts it at row one. Six negative searches with a working index is a search order artefact, not an absence. (Florida Division of Corporations entity name searches, seven separate queries, read 12 September 2026)

Is the villa governed by Chapter 720 or Chapter 718?

Chapter 720, on eight independent legs. The Articles say so on their face and cite Chapters 617 and 720 in the preamble. The parcels are platted lots on two recorded plats rather than units in a declaration of condominium. The recorded covenant is a supplemental declaration of covenants, conditions and restrictions cross referenced to the master declaration at Official Records Book 4149, Page 3797. And every one of the 69 parcels carries DOR code 01. (Articles of Incorporation N13000003206, Lee County Instruments 2012000231575, 2013000131938 and 2013000046134, and the certified 2026 tax roll, all read 12 September 2026)

Why are the Somerville units condominiums but the Anguilla and Pamplico villas are not?

Because two different developers filed two different kinds of instrument on two different blocks inside one gate. Somerville was created as a condominium and its parcels carry DOR code 04 and Chapter 718. The villas were created by a supplemental declaration on platted lots and carry DOR code 01 and Chapter 720. The practical consequences run all the way through insurance, disclosure, financing and reserves. (Lee County Property Appraiser certified 2026 tax roll, read 12 September 2026, and Florida Statutes Chapters 718 and 720, 2026 Florida Statutes, read 12 September 2026)

Do I own the land under a Sandoval villa?

Yes. Each villa sits on its own platted lot with its own legal description, its own strap number and its own tax account. The modal interior lot measures 37 feet by 115 feet and the median lot is 0.112 GIS acres (n=69, odd, single middle value 0.112). The villa association owns no land at all: not one of the 69 parcels, and none of the road, lake or buffer tracts, which belong to the master. (Lee County Property Appraiser certified 2026 tax roll and parcel fabric, read 12 September 2026)

How many homes are in the Villas at Sandoval?

Sixty nine. Fifty three on Anguilla Drive in Block 9010 and sixteen on Pamplico Court in Block 9012, all on the 2026 certified tax roll and all improved. One further platted lot, Block 9010 Lot 51 at 2616 Anguilla Drive, appears in the county’s parcel fabric and the City’s address file with no owner, no source deed and no tax account, and two more platted lot numbers, 21 and 22, appear in none of the three county registers. (Lee County Property Appraiser certified 2026 tax roll and parcel fabric, and Lee County Tax Collector TaxSys, all read 12 September 2026)

Which addresses are in the Villas at Sandoval?

Anguilla Drive 2606 to 2664 and all of Pamplico Court, 1305 to 1324. On Anguilla the even side runs 2606 to 2664 without gaps and the odd side runs 2607 to 2657 with 2615 and 2617 absent. The 2457 to 2557 addresses at the south end of Anguilla Drive are a different neighbourhood, Block 8031A, and a different product. (Lee County Property Appraiser certified 2026 tax roll, City of Cape Coral address points and the LeePA parcel fabric, all read 12 September 2026)

What is the difference between the 2600 block and the 2400 and 2500 blocks of Anguilla Drive?

They are two neighbourhoods on one street. The 2600 block and Pamplico Court are 69 attached twin villas built by Taylor Morrison from 2013 to 2017, two bedrooms, county code 30 (Attached Villa), two association bills. The 2457 to 2557 addresses are 48 detached homes built by Pulte Home Corporation from 2011 to 2013, three bedrooms on 46 of the 48, county code 102 (Ranch), one association bill. Nothing on the public internet explains that split. (Lee County Property Appraiser cost cards and certified 2026 tax roll, and Lee County Instruments 2012000005443 and 2011000136241, all read 12 September 2026)

Who built the Villas at Sandoval?

Taylor Morrison of Florida, Inc. The company bought the 98.47 acre Phase 3 parcel from Cape Coral Development Associates LLC by warranty deed recorded 9 January 2012, is named as Declarant in the recorded covenant and in the Articles of Incorporation, and conveyed the finished villas directly to their first owners. The 2013 deed for 2656 Anguilla Drive was prepared by Taylor Morrison’s own in house legal department in Tampa. (Lee County Instruments 2012000005443, 2013000178205 and 2013000046134, and Articles of Incorporation N13000003206, all read 12 September 2026)

What floor plan is the villa?

The Ibis VI, from Taylor Morrison’s Sanctuary Collection, advertised at 1,533 square feet with a great room, den and dining room, two bedrooms. It was the only twin villa in the entire eight plan Phase III schedule. The Lee County Property Appraiser measures the base heated area at 1,542 square feet on 66 of the 69 and 1,550 square feet on the other three, a nine foot gap that is a measurement convention difference rather than a different plan. (Naples Daily News, 2 December 2012, and Lee County Property Appraiser cost cards for all 69 folios, read 12 September 2026)

When were the villas built?

Anguilla Drive from 2013 to 2017 and Pamplico Court from 2015 to 2016. The Anguilla year built histogram is 2013 on 14, 2014 on 20, 2015 on 11, 2016 on 4 and 2017 on 4. Pamplico is 2015 on 4 and 2016 on 12. (Lee County Property Appraiser certified 2026 tax roll, posted 1 September 2026, read 12 September 2026)

What is the recorded instrument that created the Villas at Sandoval?

The Amended and Restated Supplemental Declaration of Covenants, Conditions and Restrictions, Lee County Instrument 2013000046134, nine pages, doc type RES, executed 8 February 2013 and recorded 26 February 2013 at 4:13 PM. Its stated purpose was to amend and restate the earlier supplemental declaration “to provide that attached residential dwellings be permitted within the Villas I Neighborhood”. That is the moment the attached twin villa became legally possible at Sandoval. (Lee County Clerk of Circuit Court recorded image, Instrument 2013000046134, read 12 September 2026)

Why does the association’s own index date that document 8 February 2013?

Because 8 February 2013 is the notary date on page eight of the instrument, not the recording date. The Clerk’s own stamp reads 26 February 2013 at 4:13 PM. Where a date matters to a title search or a closing, cite the recording date. (Lee County Clerk of Circuit Court recorded image, Instrument 2013000046134, and Sandoval Community Association governing documents page, undated, both read 12 September 2026)

What plats do the villas sit on, and is there a plat book and page?

Anguilla Drive Block 9010 sits on the Plat of Sandoval Phase 3, Instrument 2012000231575, and the Plat of Sandoval Phase 3A, Instrument 2013000131938. Pamplico Court Block 9012 sits on Phase 3A alone, filed for record 6 June 2013. Lee County stopped assigning plat book and page after 2005 and records new plats by instrument number, so neither villa plat has a book and page and any page that publishes one has invented it. (Lee County Clerk of Circuit Court recorded plat images, both read 12 September 2026)

Do I own my half of the roof, or does the association?

Information not available at time of publishing. The document that answers it is the Neighborhood Declaration of Protective Covenants, Restrictions and Easements for Villas I (Anguilla & Pamplico) at Sandoval, which is named at Article I.12 of the Articles of Incorporation and pointed at by the recorded supplemental declaration, and which we could not obtain: the Lee County Clerk’s search endpoints refuse automated clients and the association’s copy is behind a member login. What the record does establish is that the villa association is chartered “To maintain, insure, repair and replace the Common Structural Elements”, and that the term is defined in that unrecovered declaration. A buyer gets the document in the association’s resale package, and an estoppel certificate names the governing declaration. (Articles of Incorporation N13000003206 Articles I.12 and IV.C.4, and Lee County Instrument 2013000046134 Article IV.B.7, both read 12 September 2026)

What is a party wall and who is responsible for it?

A party wall is the shared wall between two attached halves of one building. The recorded supplemental declaration confirms there is no side setback between attached units, so the wall sits on the boundary. The allocation of repair cost, access and insurance for it lives in the Neighborhood Declaration. Information not available at time of publishing. (Lee County Instrument 2013000046134 Article IV.B.1, read 12 September 2026)

Is there a recorded party wall agreement for these villas?

No party wall agreement was located in any recorded instrument we recovered, and the Lee County Clerk’s eight official records search actions all returned HTTP 403 to an automated client on 12 September 2026, so we cannot report a completed negative search. Information not available at time of publishing. The route is a hand driven legal description search at or.leeclerk.org, or the resale package. (Lee County Clerk of Circuit Court, or.leeclerk.org/LandMarkWeb, attempted 12 September 2026)

Who owns the lot line between two attached villas?

Each owner owns to the line. The two halves are separately platted lots on the recorded plat, each with its own legal description and tax account, and the recorded covenant removes the side setback where the units attach rather than merging the lots. (Lee County Clerk recorded plats 2012000231575 and 2013000131938, and Lee County Instrument 2013000046134 Article IV.B.1, all read 12 September 2026)

Does my neighbour’s half of the building affect my insurance or my title?

Title, no: each half is its own fee simple lot. Insurance and floodplain compliance, yes. The federal definition that governs the 50 percent substantial improvement rule is a “walled and roofed building”, which is the whole twin villa, while the separate insurance definition in the same section is “a building with two or more outside rigid walls and a fully secured roof”, which each half satisfies on its own. So each half is separately insurable while the floodplain denominator is the shared building. (44 CFR 59.1, eCFR, read 12 September 2026)

How many buildings are there, and which villas pair with which?

The county’s UNITS IN BUILDING field reads 2.00 on 55 of the 69 parcels and 1.00 on 14, and 55 is an odd number, so at least one of those entries is a data entry inconsistency rather than a physical fact. We will not publish a pairing for any named address on the strength of that field. What all 69 records agree on is the classification: 30 (Attached Villa). (Lee County Property Appraiser cost cards, all 69 folios, read 12 September 2026)

Why does my villa have two HOA fees?

Because the recorded master level instrument took the villas out of master lawn maintenance and handed that job to a second corporation. Article IV.B.7 says the master association maintains lawns and landscaping on the other four neighbourhoods’ lots “except for the Units in Block 9010 as Declarant will be creating a separate neighborhood association to perform the maintenance of the lawns and landscaping included within Block 9010”. Block 9010 is the villas. That separate association was incorporated 36 days later. (Lee County Instrument 2013000046134 Article IV.B.7, recorded 26 February 2013, and Florida Division of Corporations N13000003206, filed 3 April 2013, both read 12 September 2026)

What is a master association versus a neighborhood association?

The master, Sandoval Community Association, Inc., Florida document number N03000010403, runs the gate, the amenities, the lakes, the streets and the community wide standard for all 1,390 residential parcels. A neighborhood association serves one block inside it and does whatever the recorded documents assign to that block. A villa owner is a member of both: the Articles state at V.J that “Members shall also be members of the Community Association and subject to all the benefits and burdens derived thereby.” (Florida Division of Corporations records for N03000010403 and N13000003206, and Articles of Incorporation N13000003206 Article V.J, all read 12 September 2026)

Is there a second HOA fee on top of the Sandoval master dues for a villa?

Yes, and it is the larger of the two. Across the eight villa closings in the twelve months to 13 September 2026 the master line ran $682 to $773 quarterly and the second line ran $1,020 to $1,213 quarterly. The master’s published tiers identify which is which: the base tier without landscaping is $682.50 quarterly, and no master tier in either year matches $1,020 or $1,213. (Southwest Florida MLS Matrix, Development Name SANDOVAL, closings in the 365 days to 13 September 2026, pulled 13 September 2026, and Sandoval Community Association governing documents page, undated, read 12 September 2026)

How much are the Sandoval master HOA dues?

The association publishes $682.50 per quarter for the master association with landscaping not included, and $1,063.72 per quarter with landscaping. It also publishes a $4,000 HOA reserve contribution payable at the real estate closing and a $100 lease processing fee. The page carries no effective date at all, so treat every figure as published by the association and read on 12 September 2026 rather than as a current rate. (Sandoval Community Association governing documents page, undated, read 12 September 2026)

Is the $1,063.72 quarterly figure the villa rate?

No, and this is exactly the ambiguity the association’s own wording creates. The $1,063.72 tier is the master tier that includes landscaping. Villa owners buy the cheaper tier, because their own association does the mowing, and then pay that association separately. The two published master tiers differ by $381.22 per quarter, which is $1,524.88 a year, and that delta is landscaping and nothing else. (Sandoval Community Association governing documents page, undated, read 12 September 2026, arithmetic on the two published figures)

Do the villas pay the with landscaping rate automatically?

No. The closing record puts villa owners on the base tier band, the same band Somerville condominium owners sit in, and the recorded instrument gives the reason: master lawn maintenance is carved out for Block 9010. A single family Anguilla closing in the same dataset shows the opposite pattern, a single $1,038 quarterly master line and nothing else. (Southwest Florida MLS Matrix fee audit of Sandoval closings in the 365 days to 13 September 2026, and Lee County Instrument 2013000046134 Article IV.B.7, both read September 2026)

What is the Villas 1 assessment amount?

Information not available at time of publishing. The amount is not on the association’s website, not on the State corporate record, and not in any recorded instrument we recovered. What the closing record shows is the second quarterly line as reported by listing agents at each of eight closings, $1,020 to $1,213 per quarter across a 365 day window, which is not the same thing as today’s schedule. The exact figure, its frequency and its paid through date are mandatory fields on a statutory estoppel certificate, so ordering one settles it to the cent. (Sandoval Community Association governing documents page and Florida Division of Corporations N13000003206, both read 12 September 2026; Florida Statutes 720.30851(1)(h), 2026 Florida Statutes)

What is the total annual cost of owning a villa at Sandoval?

Across the eight villa closings in the twelve months to 13 September 2026 the median total annual recurring fees were $7,862 (n=8, even, middle pair $7,780 and $7,944). Add the 2025 non ad valorem assessments, median $1,026.85 (n=69, odd, single middle value), plus ad valorem taxes at the 2025 millage of 15.3806. Fees are as reported at each closing across a 365 day window and are not a current fee schedule. (Southwest Florida MLS Matrix, pulled 13 September 2026, and Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, read 12 September 2026)

Why does a villa cost about $4,900 a year more in association fees than a house behind the same gate?

Because it carries two association bills instead of one. Median total annual recurring fees were $7,862 for the attached villas (n=8, even, middle pair $7,780 and $7,944) against $2,932 for Sandoval single family homes (n=71, odd, single middle value). The mechanism is recorded: the master expressly does not maintain Block 9010’s lawns and landscaping, and a second corporation does, with its own budget, its own manager and its own assessment. (Southwest Florida MLS Matrix, Development Name SANDOVAL, closings in the 365 days to 13 September 2026, pulled 13 September 2026, and Lee County Instrument 2013000046134 Article IV.B.7, read 12 September 2026)

What do the master dues actually pay for?

The master owns and maintains the streets, the lakes, the landscape buffers and the linear parks in the villas’ own two plats, including Anguilla Drive itself as Tract R-16, and it runs Club Sandoval, the lagoon pool, the fitness centre, the courts, the dog parks, the Esplanade and Calypso Park. Article IV.B.8 also obliges the master to maintain the lake bank on every lakefront lot down to the water’s edge. (Lee County Instrument 2013000046134 Articles IV.B.8 and IV.B.10, Lee County parcel ownership records for the tract folios, and the Sandoval Community Association amenity pages, all read 12 September 2026)

Why do the published Sandoval fee numbers disagree with each other so much?

Because most of them are scraped guesses. The association’s own page publishes $682.50 and $1,063.72 quarterly and carries no effective date; closing records in the same window report $682, $733, $773, $1,020, $1,213 and one combined $1,920. Two of the eight closings even have the villa and master columns transposed, and a third collapses both into one column, which is why only the total annual recurring figure is safe to quote. (Sandoval Community Association governing documents page, undated, read 12 September 2026, and Southwest Florida MLS Matrix fee audit, pulled 13 September 2026)

Is the $4,000 HOA reserve contribution charged on a villa too?

The association publishes the $4,000 HOA reserve contribution as payable to the HOA at the real estate closing when a house is resold, without a villa carve out. Six of the eight villa closings in the twelve months to 13 September 2026 recorded a transfer fee at closing of either $4,000 or $5,000, and two recorded zero, so it is not universal as entered. Whether the villa association levies its own separate capital contribution is unpublished. Information not available at time of publishing. (Sandoval Community Association governing documents page, undated, read 12 September 2026, and Southwest Florida MLS Matrix, pulled 13 September 2026)

Who pays the $4,000 reserve contribution, the buyer or the seller?

The association says only that it is payable to the HOA at the real estate closing. Who pays it is a contract term, negotiated between buyer and seller on the FAR/BAR or AS IS form, and it should be settled in writing before the offer is signed rather than discovered on the closing statement. If you want that negotiated properly, call McGreevy and Comisar at (239) 898-6072 and start with our Cape Coral buyer guidance. (Sandoval Community Association governing documents page, undated, read 12 September 2026)

Are Sandoval HOA fees going up?

The published master tiers carry no effective date, so no trend can be read off them. What the closing record shows is that the villa master line was $682 quarterly on 2025 closings and $733 or $773 on 2026 closings, and the villa neighbourhood line was $1,020 on 2025 closings and $1,213 on 2026 closings. Those are reported figures at eight individual closings, not a published schedule. (Southwest Florida MLS Matrix fee audit of Sandoval closings in the 365 days to 13 September 2026, pulled 13 September 2026)

Can the association hit me with a special assessment after I buy?

The villa association’s charter empowers it to maintain, insure, repair and replace the Common Structural Elements, and replacement is expressly excluded from Operating Expenses, which makes replacement a reserve, special assessment or borrowing question rather than a routine budget line. No special assessment affecting Villas 1 was located in the association’s public documents, the corporate file or the recorded instruments we recovered, and none of those three is where one would necessarily appear. The finding is “not found in the sources searched”, not “none exists”. (Articles of Incorporation N13000003206 Articles I.18 and IV.C.4, read 12 September 2026)

Is there a cap on how much a Florida HOA can raise assessments?

The 15 percent budget increase threshold that requires a members’ meeting is a Chapter 718 condominium provision, not a Chapter 720 homeowners’ association provision. These villas are Chapter 720, so that condominium protection does not apply here. What applies is whatever the recorded documents and the association’s own budget procedure say. (Florida Statutes Chapters 718 and 720, 2026 Florida Statutes, read 12 September 2026)

How do I find out whether the villa association’s reserves are funded?

Order the resale package and the estoppel certificate. Florida Statutes 720.30851(1)(h) makes the regular periodic assessment, its frequency, the paid through date, every amount currently owed and every amount scheduled to come due mandatory fields on the certificate, and the resale package carries the adopted budget. We do not publish figures from member gated portals. (Florida Statutes 720.30851, 2026 Florida Statutes, read 12 September 2026)

Does Sandoval have a CDD?

No. The 2025 annual tax bills for all 69 villa parcels carry exactly four non ad valorem lines on 68 of them, City of Cape Coral fire service, City of Cape Coral solid waste, City of Cape Coral stormwater and Lee County solid waste, and thirteen ad valorem levies. There is no community development district line, no special district line and no association line on any of them. (Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, read 12 September 2026)

Is there a Cape Coral utilities extension assessment on these parcels?

No utilities extension line appears on any of the 69 certified 2025 bills. The City states that it “has extended utilities to nearly all of Cape Coral south of Pine Island Road and are currently working North”, and the villas sit south of Pine Island Road on Sandoval Phase 1 and Phase 3 CIAC water, sewer and irrigation. (Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, and City of Cape Coral Utilities Extension Project page, both read 12 September 2026)

What non ad valorem assessments show up on a Sandoval villa tax bill?

Four lines. City of Cape Coral solid waste at $384.25 flat on 69 of 69, Lee County solid waste at $36.56 flat on 69 of 69, City of Cape Coral fire service ranging $533.23 to $557.52 with a median of $543.64 (n=69, odd, single middle value), and City of Cape Coral stormwater at $62.40 on 68 parcels and $78.00 on one. The median total is $1,026.85 (n=69, odd, single middle value), which is also the modal value at 41 of 69, in a range of $1,016.44 to $2,387.35. (Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, read 12 September 2026)

Does a villa pay the City of Cape Coral for trash like a house does?

Yes, in full and without exception. All 69 villa parcels carry the City of Cape Coral solid waste assessment at $384.25 on the 2025 bill, exactly like a detached Sandoval house. Somerville at Sandoval, the condominium behind the same gate, carries no City solid waste line at all and its 2025 non ad valorem total is $596.59. That single line is 89 percent of the gap between the two bills. (Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, read 12 September 2026)

How much are property taxes on a Sandoval villa?

The 2025 total millage was 15.3806 per $1,000 on every villa parcel, made up of thirteen levies including City of Cape Coral at 5.1471 and the City parks voted debt service at 0.1608. Median just value on the 2026 certified roll is $259,307 (n=69, odd, single middle value) in a range of $239,725 to $264,936, and median assessed value is $215,576 (n=69, odd). (Lee County Tax Collector 2025 annual bills and Lee County Property Appraiser certified 2026 tax roll, both read 12 September 2026)

Why is one villa’s tax bill three times another’s on the same street?

Homestead. Two villas on Anguilla Drive with the same floor plan produced a combined 2025 bill of $1,575.58 on the homesteaded, long held, senior exempt parcel and $5,043.13 on the non homesteaded one, a difference of about $3,470 a year. That is larger than the entire annual master assessment, and it is a tax status fact rather than anything about the people who live there. (Lee County Tax Collector 2025 annual bills for accounts 20-44-23-C3-01010.0060 and 20-44-23-C3-00910.0560, read 12 September 2026)

Can I transfer my homestead cap to a villa here?

Portability is a Florida homestead mechanism administered by the county property appraiser, and it is claimed on the new homestead application rather than granted automatically. Whether it helps you and by how much depends on your prior assessed and just values, so run it with the Lee County Property Appraiser’s own portability tools before you rely on a number. We do not publish an estimate. (Lee County Property Appraiser, leepa.org, read 12 September 2026)

Will my taxes jump after I buy?

Almost certainly, if the seller is homesteaded and you are buying at market. The assessed value on a homesteaded villa is capped and resets on sale, and the exemptions belong to the seller. The worked example on this street is $1,575.58 against $5,043.13 in the same tax year on the same plan. Look at the certified bill, not the tax estimate, before you write an offer. (Lee County Tax Collector 2025 annual bills, read 12 September 2026)

Does any villa carry a PACE assessment?

One does. A single villa on Anguilla Drive carries a fifth non ad valorem line, GREEN CORRIDOR PROPERTY ASSESSMENT CLEAN ENERGY at $1,360.50, taking its 2025 non ad valorem total to $2,387.35 against a villa median of $1,026.85. A PACE assessment runs with the land and transfers to the buyer. Every one of the 69 bills was checked line by line and exactly one mismatched a four line total, so this is a tested finding rather than an assumption. (Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, read 12 September 2026)

Did the villa association ever lose its corporate status?

Yes, briefly. The State record shows ADMIN DISSOLUTION FOR ANNUAL REPORT filed 24 September 2021 and REINSTATEMENT filed and effective 6 March 2022, a lapse of roughly five and a half months for a missed annual report. It is a corporate filing event, not a finding about the association’s finances or conduct, and the master association has no such event on its record. (Florida Division of Corporations, event history for document number N13000003206, read 12 September 2026)

Who votes for me at the master association?

Not you. Article IV.C.11 of the villa association’s charter elects its President as the Neighborhood Representative and provides that “The Neighborhood Representative shall cast the votes in the Community Association of all of the Home Owners on their behalf. The Neighborhood Representative may cast all such votes as he or she, in his or her sole discretion, deems appropriate.” A Sandoval single family owner votes their own lot. Nothing on the public internet says this. (Articles of Incorporation N13000003206 Article IV.C.11, read 12 September 2026)

Who sits on the villa association board?

The State record lists four officers and directors, all at the management company’s St Petersburg corporate address: President Chris von Ohain, Treasurer and Vice President Michael Steigerwalt, Secretary Debbie Cochrane and Director Renea L Praught. A care of address is an address and not proof of who a person is, so we do not characterise the board beyond what the filing says. (Florida Division of Corporations, detail by document number N13000003206, read 12 September 2026)

Can the villa association sue the builder?

Its charter makes it easier than most. The February 2018 amendment lowered the vote needed to sue from three quarters of all members to a majority of those voting, made an imminently expiring statute of limitations an emergency rather than a reason to wait, and added an express carve out allowing the board to file suit against “the Declarant, any builder or any person or entity providing equipment, materials or services to the Association” with no member vote at all. That is what the amendment says. It is not evidence that any claim was ever brought, and none has been established. (Articles of Amendment, Florida Division of Corporations document number N13000003206, adopted 2 February 2018, filed 9 February 2018, read 12 September 2026)

Does the association replace the roof on a villa?

Information not available at time of publishing. The villa association’s charter empowers it “To maintain, insure, repair and replace the Common Structural Elements”, and expressly excludes replacement from Operating Expenses, but the definition of Common Structural Elements sits in the Neighborhood Declaration, which we could not obtain. We will not guess at it, and neither should a seller, a listing agent or a lender. Get it from the resale package. (Articles of Incorporation N13000003206 Articles I.18 and IV.C.4, read 12 September 2026)

Have the villa roofs been replaced since Hurricane Ian?

Every single one. All 69 villa parcels carry a non void City of Cape Coral roof permit applied in the window from 28 September 2022 to 12 September 2026, which is 100 percent of the villa set. On the detached Block 8031A side of the same street only 14 of 48 do, which is 29.2 percent. (City of Cape Coral EnerGov permit portal, permit records joined on the county strap, read 12 September 2026)

How old are the roofs on Anguilla and Pamplico?

About eighteen months old at the time of writing, on 68 of the 69. Between 8 and 12 April 2024, on consecutively numbered City permits, 68 of the 69 villas filed to replace their roofs, all of them type “Roofing Shingle to Shingle or Shingle to Metal, Residential (Push-Button)” and all of them now closed. Pamplico’s sixteen ran on permit numbers BLDTR24-003901 through BLDTR24-003915 plus one on 12 April. The 69th, 2614 Anguilla Drive, re-roofed on 8 July 2024 under BLDTR24-006973. (City of Cape Coral EnerGov permit portal, read 12 September 2026)

Who paid for the April 2024 re-roof?

The filing party is not established. The permit result grid does not carry the contractor or the applicant, and we will not say the association paid, that insurance paid, or that it was Hurricane Ian damage, because none of those is on the record. What the record shows is the timing, the permit numbers, the work class and the completion status: a coordinated filing across two streets in one week, eighteen months after Ian and five months before Helene. (City of Cape Coral EnerGov permit portal, read 12 September 2026)

What kind of roof do the villas have?

The Lee County Property Appraiser records the roof cover as code 12, printed on the cost card as MODULAR METAL\SHINGLE, on 68 of the 69 villas, with one coded concrete tile. The detached Pulte homes on the same street are concrete tile on 42 of 48. We are not paraphrasing county code 12 as “metal roof” or “shingle roof” until the appraiser’s own code dictionary is in hand. Note also that the recorded covenant at Article IV.B.4 calls for “flat, clay or concrete tile” roofs while giving the Design Reviewer discretion to approve additional materials, and the villas were built by the Declarant, which controlled the Design Reviewer. (Lee County Property Appraiser cost cards for all 69 folios, and Lee County Instrument 2013000046134 Article IV.B.4, both read 12 September 2026)

Does the association paint the exterior of the villa?

Information not available at time of publishing. Exterior painting, pressure washing and roof cleaning at Villas 1 are governed by the Neighborhood Declaration, which is not published anywhere we could reach. The recorded supplemental declaration does not allocate exterior painting for Block 9010; it points at the neighbourhood declaration instead. (Lee County Instrument 2013000046134 Article IV.B.7, read 12 September 2026)

Is lawn care included in a Sandoval villa?

Lawn and landscape maintenance for Block 9010 is the villa association’s job, not the master’s. The recorded instrument says the master performs mowing, fertilising, watering, pruning and disease and insect control on the other neighbourhoods’ lots “except for the Units in Block 9010 as Declarant will be creating a separate neighborhood association to perform the maintenance of the lawns and landscaping included within Block 9010”. What that association’s contract actually covers, and at what price, is in its own budget and is unpublished. (Lee County Instrument 2013000046134 Article IV.B.7, read 12 September 2026)

Who maintains the irrigation on a villa lot?

The recorded supplemental declaration puts irrigation equipment on the master with no Block 9010 carve out, in the same paragraph that carves Block 9010 out of lawns and landscaping. That is an unresolved tension on the face of the instrument and it is not settled without the Neighborhood Declaration. Information not available at time of publishing. (Lee County Instrument 2013000046134 Article IV.B.7, read 12 September 2026)

Is pest control or power washing included in the villa assessment?

Information not available at time of publishing. Those categories live in the Villas 1 adopted budget and the Neighborhood Declaration, neither of which is public. Generic Florida articles about what “a villa HOA covers” are describing other communities’ documents, not this one. (Articles of Incorporation N13000003206, and Lee County Instrument 2013000046134, both read 12 September 2026)

Who is responsible for the exterior walls?

Information not available at time of publishing, for the same reason: the allocation between owner and association for exterior walls at Villas 1 is a Neighborhood Declaration question. What is recorded is that owners may not alter improvements or landscaping on association maintained property, remove any part of it, or do anything that “would or might jeopardize or impair the safety or soundness of such property” without the Design Reviewer’s prior written consent, and on a building you share with a neighbour that phrase carries real weight. (Lee County Instrument 2013000046134 Article IV.B.7, read 12 September 2026)

If a roof leak damages my ceiling, who pays?

That depends on what the Neighborhood Declaration assigns and what any association policy insures, and neither is published. Information not available at time of publishing. What Florida law does settle is that Chapter 720 imposes no duty on a homeowners’ association to insure the buildings at all, so there is no statutory backstop here of the kind a condominium owner has. (Florida Statutes Chapter 720, entire chapter, 2026 Florida Statutes, read 12 September 2026)

Can one villa roof be replaced independently of the other attached villa?

In April 2024 they were not: 68 of the 69 filed inside five days on consecutive permit numbers, which is what a coordinated shared structure programme looks like from the permit record. Whether an individual owner may replace their half alone is a Neighborhood Declaration question. Information not available at time of publishing. (City of Cape Coral EnerGov permit portal, read 12 September 2026)

What happens if my attached neighbour will not pay for their half of a shared repair?

Information not available at time of publishing. The cost sharing and enforcement mechanism between the two halves is exactly what the Neighborhood Declaration exists to set out, and it is the single most important document to read before you buy one of these. Ask for it in the resale package and read it before your inspection period ends. (Articles of Incorporation N13000003206 Article I.12, read 12 September 2026)

Who maintains the lake bank behind my villa?

The master association. Article IV.B.8 of the recorded supplemental declaration obliges it to maintain, as a landscaped area consistent with the Community-Wide Standard, “that portion of the lake bank lying between such Unit and the water’s edge of the lake bordering such Unit”. That reaches 43 of the 53 Anguilla villas and 6 of the 16 on Pamplico. (Lee County Instrument 2013000046134 Article IV.B.8, and Lee County Property Appraiser certified 2026 tax roll, both read 12 September 2026)

Who owns and maintains Anguilla Drive?

The master association. Anguilla Drive is Tract R-16, folio 10560153, a 1.31 acre right of way owned by Sandoval Community Association and declared common area by the recorded instrument, maintained by the master under Declaration Section 7.1 and assessed equally against all Sandoval units benefiting from the service. The Phase 3 plat records it as a 45 foot right of way. The villa association owns no land at all. (Lee County parcel ownership records, Lee County Instrument 2013000046134 Article IV.B.10, and the Plat of Sandoval Phase 3, Instrument 2012000231575, all read 12 September 2026)

Do I need an HO-3 or an HO-6 policy on an attached villa?

An HO-3 or dwelling fire form, not a condominium unit owners form. Citizens Property Insurance’s own consumer sheet says the HO-3 “is available for single-family homes and duplexes in which at least one unit is owner-occupied”, and describes the HO-6 as covering “certain features of the unit’s interior” for condominium unit owners. A Villas 1 owner holds a fee simple platted lot with a building on it, not a condominium unit. Confirm the form with your own agent before you close. (Citizens Property Insurance Corporation, homeowners policy types, read 12 September 2026, and Lee County Property Appraiser certified 2026 tax roll, read 12 September 2026)

Does the villa association carry a master insurance policy?

Information not available at time of publishing. No carrier, form, limit or deductible for Villas 1 is published anywhere we could reach. The statutory estoppel certificate must give contact information for all insurance maintained by the association, so ordering one is the route to a named answer. (Florida Statutes 720.30851(1)(h), 2026 Florida Statutes, read 12 September 2026)

Does Florida law require the association to insure the building?

No, and this is the sharpest legal difference between a villa here and a condominium behind the same gate. Section 718.111(11)(a) says “Every condominium association shall have adequate property insurance … regardless of any requirement in the declaration of condominium for certain coverage by the association.” The entire text of Chapter 720 was searched: 240,107 characters, eighteen occurrences of the word insurance, and not one of them requires a homeowners’ association to insure the dwellings. What Chapter 720 does carry is a fidelity bond requirement and a permissive windstorm pooling provision. (Florida Statutes 718.111 and Chapter 720, 2026 Florida Statutes, both read 12 September 2026)

Will insurance be cheaper on a villa than on a single family home here?

Information not available at time of publishing. No premium, premium range or average for these parcels was located from any named published source with a date, and we will not quote one. What can be said is that the policy form differs from a condominium’s, that every villa qualifies for the strongest roof covering answer on the state’s wind mitigation form, and that the flood picture is not uniform across the 69. (Citizens Property Insurance Corporation homeowners policy types, and Florida Office of Insurance Regulation form OIR-B1-1802 Rev. 04/26, both read 12 September 2026)

Do I need flood insurance on a Sandoval villa?

It depends on your specific lot, and possibly on your specific structure. Forty seven of the 69 villa parcels sit in Zone AE, inside the Special Flood Hazard Area, where a federally backed mortgage triggers the mandatory purchase requirement. Twenty two sit in Zone X. The detached homes across the street are 48 of 48 in Zone X. (FEMA National Flood Hazard Layer, flood hazard zones, point in polygon against every villa parcel coordinate, read 12 September 2026)

What flood zone is Anguilla Drive in?

Both. Of the 53 attached villas on Anguilla Drive, 34 sit in Zone AE, 14 in Zone X shaded and 5 in Zone X unshaded, which is 64.2 percent AE. Every Anguilla Drive parcel inside FEMA’s Special Flood Hazard Area is an attached villa; all 48 detached homes on the same street sit in Zone X. (FEMA National Flood Hazard Layer, read 12 September 2026)

What flood zone is Pamplico Court in?

Mostly AE. Thirteen of the 16 Pamplico parcels are Zone AE and 3 are Zone X shaded, which is 81.3 percent AE, the highest share of any part of the villa set. (FEMA National Flood Hazard Layer, read 12 September 2026)

Can I read my flood zone off a parcel map?

No, and this is the most useful flood fact on the page. Testing every vertex of every parcel polygon, 46 of the 69 villa lots straddle the AE and X line, 22 are entirely AE, and exactly one is entirely Zone X. Sixty eight of the 69 have at least some Zone AE inside the lot line. The zone that governs rating and floodplain construction is the zone at the structure, not somewhere on the lot, so your neighbour’s answer is not yours. (FEMA National Flood Hazard Layer, vertex level point in polygon against every villa parcel polygon, read 12 September 2026)

Which FEMA map panel covers the villas?

One panel, 12071C0244G, effective 17 November 2022, countywide, printed, scale 1:6,000. Scoped tightly to the 69 villa parcels it is the only panel that intersects them. (FEMA National Flood Hazard Layer, FIRM panels, read 12 September 2026)

What is the base flood elevation here?

Where Zone AE applies, the static base flood elevation is 7.0 feet NAVD88, with the zone subtype recorded as COASTAL FLOODPLAIN. Zone X carries no base flood elevation. That 7.0 figure is the same as the community wide AE base flood elevation for Sandoval, so the villas carry no different elevation from the rest of the community. (FEMA National Flood Hazard Layer, read 12 September 2026)

Does Cape Coral’s CRS rating discount my flood premium?

Yes, and by two different amounts inside this one neighbourhood. The City of Cape Coral, NFIP community identification number 125095, joined the Community Rating System in 1991 and reached Class 5 in 2010. The City publishes a 25 percent discount in A, AE and V zones and 10 percent in X. With 47 villa parcels in AE and 22 in X, two different discounts apply across 69 homes. (City of Cape Coral flood protection page, read 12 September 2026, and FEMA Community Rating System page, read 12 September 2026)

Is there a Letter of Map Revision on Anguilla Drive?

There is one, and it does not help a villa buyer. FEMA case 09-04-3015A, a LOMR-F named “PORTIONS OF TRACT 114, BLK 8031, SANDOVAL-PHASE 2 – ANGUILLA AT SANDOVAL – ANGUILLA DRIVE”, outcome “Portion of property removed”, ended 26 March 2009. It sits on the detached Block 8031 side of the street, and its revalidation status reads “Not incorporated”, meaning the 2009 fill based removal was not carried onto the effective map. Nobody should be told their lot is out of the flood zone on the strength of it. (FEMA National Flood Hazard Layer, LOMC layer, read 12 September 2026)

How does the FEMA 50 percent rule work on an attached villa?

Measured per building, on the face of every source that governs it, and Cape Coral has published no determination for the separately owned twin villa case. 44 CFR 59.1 defines a structure for floodplain management purposes as “a walled and roofed building”. Cape Coral’s Land Development Code Section 9.2.4 measures cost against “the market value of the building or structure” four times in the operative section, and the City’s own application checklist, in the only multi unit case it addresses, requires “an appraisal with the total building value including depreciation”. A full text search of LDC Article 9 returns zero occurrences of duplex, two-family, townhouse, party wall, common wall or condominium, against 146 occurrences of “building”, so that silence is a measured absence. (44 CFR 59.1, eCFR, City of Cape Coral LDC Article 9 Section 9.2.4, and the City’s Substantial Improvement and Damage Application Checklist revision 7-1-25, all read 12 September 2026)

How do I get a binding answer on the 50 percent rule for my villa?

Request a written substantial improvement and substantial damage determination in advance from the Cape Coral Floodplain Administrator, who under LDC Section 9.2.1 is the Director of the Department of Community Development and who under Section 9.2.2 “shall have the authority to render interpretations of this Article”. Floodplain staff are on (239) 574-0611 and the substantial improvement packet goes to [email protected]. (City of Cape Coral LDC Article 9 Sections 9.2.1 and 9.2.2, and the City’s flood protection page, both read 12 September 2026)

Why does the 50 percent rule cut both ways on a twin villa?

If the denominator is the whole twin villa building, one owner’s headroom is measured against a market value roughly twice the size of their own half, which makes it harder to trip the rule on a solo remodel. But if the other half is substantially damaged, the determination attaches to the building the two of you share, and the compliance work that follows, elevation being the expensive one, is a whole building problem a single owner cannot solve alone. That reading follows from the quoted definitions and is not a City ruling. (44 CFR 59.1 and City of Cape Coral LDC Article 9, both read 12 September 2026)

Will an insurer refuse me because the roof is too old?

Roof age is the live underwriting question in Florida in 2026, and on this product the answer is unusually good. Every villa was built between 2013 and 2017, and every one of the 69 carries a re-roof permit applied since Hurricane Ian, 68 of them in April 2024. Both facts land on the strongest roof covering answer available on the state’s mitigation form. (City of Cape Coral EnerGov permit portal, and Lee County Property Appraiser certified 2026 tax roll, both read 12 September 2026)

Do I need a wind mitigation and a four point inspection?

Ask your carrier, because the requirement is a carrier underwriting rule rather than a statute. What the statute does require is that carriers give credit for mitigation: Florida Statutes 627.0629(1) requires residential property insurance rate filings to include “actuarially reasonable discounts, credits, or other rate differentials” for roof strength, roof covering performance, roof to wall strength, opening protection and the rest. The instrument that captures them is the Uniform Mitigation Verification Inspection Form OIR-B1-1802, valid for up to five years. (Florida Statutes 627.0629, 2026 Florida Statutes, and Florida Office of Insurance Regulation form OIR-B1-1802 Rev. 04/26, both read 12 September 2026)

What wind mitigation credits can a villa claim?

Roof Covering answer A, on two independent grounds. The form credits answer A where the roof “is original and built in 2004 or later” or has “a roofing permit application date on or after 3/1/02”, and every villa satisfies both, having been built 2013 to 2017 and re-roofed on a 2024 permit. The other five credited attributes, roof deck attachment, roof to wall attachment, roof geometry, secondary water resistance and opening protection, are not established for any villa from any public record and require an actual inspection per building. (Florida Office of Insurance Regulation form OIR-B1-1802 Rev. 04/26, and City of Cape Coral EnerGov permit portal, both read 12 September 2026)

Do the villas have impact glass or shutters?

Shutters, on the county’s record. Only 1 of the 69 villas carries any impact glass in the Lee County Property Appraiser’s hurricane protection field; the other 68 are shutter protected, mostly panel and manual. On the detached side of the street it is 3 of 48. The county field reflects what was on the card at last assessment, so owner installed impact windows fitted since the last field visit may not appear. A buyer replacing shutters with impact glass here is upgrading, not matching. (Lee County Property Appraiser cost cards, all 69 folios, read 12 September 2026)

Am I on a shared insurance claim with my attached neighbour after a storm?

Information not available at time of publishing. That depends on whether an association policy exists and what it covers, which the Neighborhood Declaration and the policy itself settle, and neither is public. The separate insurance definition in 44 CFR 59.1 does mean each half of a twin villa can be separately insured. (44 CFR 59.1, eCFR, read 12 September 2026)

Did these villas flood or take damage in Hurricane Ian?

The City’s permit record is remarkably quiet. Only three Emergency Disaster Recovery Permits were ever pulled on Anguilla Drive after Ian, one closed and two voided, all applied within five weeks of landfall, and zero on Pamplico Court. Immediate post Ian roofing was two permits on the whole street. That is the permit record, not a damage survey: insured repairs below the permit threshold, or repairs done without a permit, would not appear, and the record does not by itself prove that Sandoval did not flood. (City of Cape Coral EnerGov permit portal, permits applied 28 September 2022 to 12 September 2026, read 12 September 2026)

What about Hurricane Helene and Hurricane Milton?

Nothing. There were no Emergency Disaster Recovery Permits on either street at all in 2024, and Pamplico Court recorded zero permits of any kind applied between 1 August 2024 and 31 December 2024. On the permit record these two streets show no storm response spike for Helene or Milton. (City of Cape Coral EnerGov permit portal, read 12 September 2026)

Does Citizens require flood insurance on these parcels?

For a Citizens policyholder inside the Special Flood Hazard Area, yes, and already. Florida Statutes 627.351(6) requires flood coverage in place at initial issuance for new personal lines residential Citizens policies issued on or after 1 April 2023, and at renewal for policies renewing on or after 1 July 2023, where the property is in the FEMA special flood hazard area. That reaches the 47 AE villa parcels now. The 22 X parcels fall into the catch all bucket for all other personal lines residential property from 1 January 2027. (Florida Statutes 627.351, 2026 Florida Statutes, read 12 September 2026, and FEMA National Flood Hazard Layer, read 12 September 2026)

Can a villa owner use the Citizens condominium exemption from the flood mandate?

No. Subparagraph 3.b of the same statute exempts “Policies that provide coverage under a condominium unit owners form”, and a fee simple Chapter 720 villa is written on an HO-3 or dwelling fire form rather than a condominium unit owners form. The Somerville sibling can reach that exemption. A villa owner cannot. (Florida Statutes 627.351, 2026 Florida Statutes, and Citizens Property Insurance Corporation homeowners policy types, both read 12 September 2026)

Is there a milestone inspection or structural integrity reserve study requirement here?

Those are Chapter 718 and Chapter 719 obligations for condominiums and cooperatives of three or more habitable stories. Chapter 720 homeowners’ associations have no statutory structural integrity reserve study requirement, and these villas are one story. (Florida Statutes Chapters 718, 719 and 720, 2026 Florida Statutes, read 12 September 2026)

Can I put a pool in at a Sandoval villa?

Nobody has. Not one of the 69 villas has a private pool, while nine of the 48 detached homes across the street do. That zero is a measurement rather than missing data: the same parser reading the same column returned 9 on Block 8031A, 53,355 across Cape Coral and 182,292 across Lee County. The City’s permit record agrees, with zero pool or pool cage permits on either street across the whole post Ian window while the same permit type is retrievable on the detached side from the 2011 and 2012 build era. (Lee County Property Appraiser certified 2026 tax roll and City of Cape Coral EnerGov permit portal, both read 12 September 2026)

Is there room for a pool on a villa lot?

The modal interior villa lot is 37 feet by 115 feet and the median lot is 0.112 GIS acres (n=69, odd, single middle value 0.112), with 15 foot front, 10 foot rear and 5 foot side setbacks and no setback at all on the attached side. Sixty six of the 69 already carry a screen enclosure or screened porch subarea. Whether a pool physically fits and whether it would be approved are two different questions, and the second one belongs to the Design Reviewer. (Lee County Property Appraiser certified 2026 tax roll and cost cards, and Lee County Instrument 2013000046134 Article IV.B.1, all read 12 September 2026)

Do I need approval for a screen enclosure or a pool cage?

Yes, under Article IV of the master declaration, and the applicable standard sits in the Sandoval Architectural Standards, which are behind a member login. Two screen enclosure permits were filed on Anguilla Drive in the last two years, both applied 1 December 2024 and both closed 9 January 2026. The recorded instrument also confirms the association does not maintain landscaping inside an enclosed lanai or screen enclosure. (Lee County Instrument 2013000046134 Articles IV.B.5 and IV.B.7, and City of Cape Coral EnerGov permit portal, both read 12 September 2026)

Do I need a City of Cape Coral permit for a pool or a screen enclosure?

Yes. Pools and screen enclosures are permitted work in Cape Coral and appear as their own permit types in the City’s self service portal, which is where every villa permit cited on this page came from. Start at the City’s permit portal and expect the association’s design review to run in parallel with it, not instead of it. (City of Cape Coral EnerGov Citizen Self Service permit portal, read 12 September 2026)

Can I paint my villa a different colour?

Not without approval, and possibly not at all as a solo decision, since half the building is your neighbour’s. The recorded instrument requires prior written Design Reviewer consent before an owner alters any improvement or does anything that would “detrimentally affect the architectural design” of a building. The approved palette itself sits in the Sandoval Architectural Standards, which returned a member login redirect on 12 September 2026. Information not available at time of publishing. (Lee County Instrument 2013000046134 Article IV.B.7, and Sandoval Community Association governing documents page, both read 12 September 2026)

Is there an approved colour palette and where do I find it?

The association publishes an architectural standards document, an approved plant list, an approved screen doors standard, a design review worksheet and a satellite dish standard from its governing documents page. The architectural standards file itself, “Sandoval Architectural Standards_08-2025-Review DraftV5.pdf”, redirected to the member login when we read the page on 12 September 2026. Owners get it through the resident portal; buyers get it in the resale package. (Sandoval Community Association governing documents page, read 12 September 2026)

Can I put up a fence at a villa?

Fence submittals go through design review, and the association publishes a “Sample of Lot with Fence Submittal” on the same governing documents page. On a lot with a five foot side setback, no setback at all on the attached side, and drainage and landscape buffer easements that a driveway may not encroach, the practical envelope is tight. (Sandoval Community Association governing documents page, and Lee County Instrument 2013000046134 Article IV.B.1, both read 12 September 2026)

Can the association stop me installing hurricane shutters or impact windows?

Design review applies to exterior changes, and the applicable shutter standard is in the member gated Sandoval Architectural Standards, so the specific answer for Villas 1 is unpublished. Information not available at time of publishing. What the permit record shows is that shutter and awning permits are routinely issued on both streets, 14 on Anguilla and 4 on Pamplico across the post Ian window. (City of Cape Coral EnerGov permit portal, and Sandoval Community Association governing documents page, both read 12 September 2026)

Can I put solar panels on a villa roof?

Zero solar or photovoltaic permits have been filed on either street across the entire post Ian window, from 28 September 2022 to 12 September 2026. That is a proven negative from the same query that returns 88 roofing permits on the same two streets. Whether an owner may solar a roof that may not be solely theirs is a Neighborhood Declaration question. Information not available at time of publishing. (City of Cape Coral EnerGov permit portal, read 12 September 2026)

What are the pet rules?

At master level the recorded Use Restrictions permit “a reasonable number of dogs, cats and other usual and common household pets”, require dogs to be leashed or confined outside the dwelling, require droppings to be picked up, and require pets to be registered, licensed and inoculated. There is no numeric cap, no weight limit and no breed list in the master document, and the villa supplemental declaration is silent on pets. Whether the Neighborhood Declaration adds a villa level rule is unpublished. Information not available at time of publishing. (Sandoval master Use Restrictions, recorded 12 July 2005, and Lee County Instrument 2013000046134, both read 12 September 2026)

Can I rent out a Sandoval villa?

Yes, within recorded limits. The minimum lease term is thirty days at both the master and villa levels, the master caps any single lease at one year, prohibits subleasing and partial dwelling leases, and requires a rental application with a $100 processing fee submitted at least fifteen days before the lease commences. Tenant identification cards are $11 each and vehicle stickers $15 each. (Lee County Instrument 2013000046134 Article IV.A.3, and Sandoval Community Association governing documents page, both read 12 September 2026)

How many times a year can I lease a villa?

Four. The recorded villa instrument states it in terms: “A minimum lease term of thirty (30) days is required to lease a Dwelling in the Neighborhoods. No Dwelling shall be leased more than four (4) times per calendar year.” The master expressly delegates the number of permitted lease terms to each neighbourhood’s own supplemental declaration, which is why the villa answer is different from the community wide answer. (Lee County Instrument 2013000046134 Article IV.A.3, recorded 26 February 2013, read 12 September 2026)

Can I do short term or vacation rental in a villa here?

No. Thirty days is the recorded floor at both layers, so nightly and weekly rentals are out. Vacation rental portals do list properties in Cape Coral generally, which is where much of the confusion comes from, but the recorded covenant is what binds this parcel. (Lee County Instrument 2013000046134 Article IV.A.3, and Sandoval master Use Restrictions recorded 12 July 2005, both read 12 September 2026)

Is there an age restriction at Sandoval?

No age restriction appears in the recorded villa supplemental declaration, and the master document is the governing layer for community wide use restrictions. We will not characterise who lives here, and nothing on this page does. (Lee County Instrument 2013000046134, and Sandoval master Use Restrictions recorded 12 July 2005, both read 12 September 2026)

Can I park a boat, RV or work truck at a villa?

Barely, and this is where a small attached lot bites. The master Use Restrictions require commercial vehicles, mobile homes, recreational vehicles, pickup trucks, ATVs, golf carts, three wheelers, boats and watercraft trailers to be inside an enclosed garage, with three exceptions: law enforcement vehicles in driveways at any time; recreational vehicles and boats in driveways for no more than 24 hours while loading and unloading and no more than twice a month; and standard pickup trucks up to three quarter ton with no commercial lettering, unaltered suspension, unaltered wheels and the factory tailgate up. Parking on the streets is prohibited outright. (Sandoval master Use Restrictions, recorded 12 July 2005, as amended 17 April 2008, read 12 September 2026)

Do the villas have a two car garage?

All 69 have a garage, and the recorded covenant requires each dwelling to have “an enclosed garage of a size sufficient to house not less than two (2) and not more than three (3) automobiles” with automatic openers and no conversion to living space without written approval. The county measures the finished garage subarea at 424 square feet on 66 of the 69 and 418 square feet on the other three, which is a two car garage at the small end. (Lee County Property Appraiser cost cards and certified 2026 tax roll, and Lee County Instrument 2013000046134 Article IV.B.2, all read 12 September 2026)

Are golf carts allowed?

Not on the roadways. The master Use Restrictions provide that ATVs, golf carts and three wheelers “may not be operated on any roadways, bike paths or common areas” inside the community, and they may not be parked anywhere other than in an enclosed garage. (Sandoval master Use Restrictions, recorded 12 July 2005, as amended 17 April 2008, read 12 September 2026)

What amenities do villa owners get access to?

The same access every other Sandoval lot owner has, on the same resident identification card. Membership is mandatory and appurtenant to the lot: the Articles state at V.J that members “shall also be members of the Community Association and subject to all the benefits and burdens derived thereby”. That covers Club Sandoval, the lagoon pool, the fitness centre, the courts, both dog parks, Calypso Park and the Esplanade. (Articles of Incorporation N13000003206 Article V.J, and Sandoval Community Association amenity pages, both read 12 September 2026)

Is there a Villas 1 pool or clubhouse?

No, and that is a measurement rather than an omission. A sweep of all 220 parcels on the villas’ two recorded plats returned 22 non residential tracts, every one owned by the master, with zero buildings, zero pool flags and zero recreation classifications. The positive control is that the same layer records Somerville’s 13.53 acre recreation tract with a building and a pool flag, and Club Sandoval at 7.485 acres with 11,944 square feet of buildings. Every amenity a villa owner uses is a master amenity. (Lee County parcels feature service, 220 parcel sweep of Instruments 2012000231575 and 2013000131938, read 12 September 2026)

How close is Club Sandoval?

About 0.6 miles and two minutes, the whole way on Anguilla Drive and Sandoval Parkway. That is a free flow driving figure computed on the OpenStreetMap road network with no traffic model, from the centroid of the Block 9010 frontage to 2573 Sandoval Parkway. (Origin and destination geocoded via the U.S. Census Bureau geocoder and routed on the public OSRM engine, 12 September 2026)

What are the pool and gate hours?

The association publishes amenity access by resident identification card from 7 a.m. to 7 p.m., lagoon pool hours “posted at the pool, generally 8 a.m. until dusk” with no lifeguard and no glass inside the pool gates, and fitness centre hours of 5 a.m. to 10 p.m. seven days with one guest per resident and a thirteen and over rule. Gate hours themselves, the staffing model and the resident entry mechanism are not published. Information not available at time of publishing. (Sandoval Community Association community centre, pool and fitness centre pages, read 12 September 2026)

How does the gate work for guests and contractors?

Guest registration is resident managed through Envera. The association’s own realtor block states that “For an Open House, the resident must give the realtor access to the community and add open house to ‘My Envera.’” The association’s sitemap names Envera Security Gates and St Moritz Security Onsite under its security heading. Whether the gates are manned, virtual or hybrid is not published. (Sandoval Community Association governing documents and site pages, read 12 September 2026)

Is internet included in the HOA fee?

The association’s governing documents page states that “Amenities include an internet speed of up to 500 Mbps”, and the provider announced a bulk HOA partnership covering 1,425 Sandoval residences with broadband, television and voice over fibre, with service activation expected April 2026. As of 12 September 2026 the association’s own page names no provider and still carries the 500 Mbps figure, so we publish the arrangement and not a delivered speed. Whether television and voice reach the resident, and what equipment is provided, is unpublished. (Sandoval Community Association governing documents page, undated, read 12 September 2026, and Blue Stream Fiber news release dated 26 March 2025, read 12 September 2026)

Is the villa on a lake?

Often. Forty three of the 53 attached villas on Anguilla Drive are lake lots, which is 81 percent, against 6 of 16 on Pamplico Court, which is 38 percent. Across the whole villa set that is 49 of 69, or 71 percent, on the roll’s LandIsOn flag. The attached villas are the most lake heavy product on their street: the detached homes across the road are 21 of 48. (Lee County Property Appraiser certified 2026 tax roll, read 12 September 2026)

Can I fish or put a kayak in the lake behind my villa?

A lakefront villa here is a water view, not water access. The recorded master Use Restrictions prohibit swimming, boating and personal flotation devices on any Sandoval water body, and permit shore fishing with the appropriate licences in designated locations, which the association’s current operating rules narrow to the Calypso pier. (Sandoval master Use Restrictions, recorded 12 July 2005, and Sandoval Community Association fishing and Calypso pages, all read 12 September 2026)

Are there boat docks or seawalls at Sandoval?

None. Sandoval records zero boat docks and zero seawalls across all 1,390 residential parcels, and the 69 villa parcels are zero for zero on both fields, against 18,368 Cape Coral parcels that do carry a dock. Water access from here is off site. (Lee County parcels feature service and Lee County Property Appraiser certified 2026 tax roll, both read 12 September 2026)

What day is trash day?

Thursday. Sixteen of sixteen sampled villa addresses across both streets returned Route 675, pickup day Thursday, Subsection D, hauled by Waste Pro, on a point in polygon test against the City’s own solid waste route layer, with a negative control at Somerville returning no feature in the same session. All 69 villa parcels also carry the county garbage type field R for residential, where Somerville’s units carry M. (City of Cape Coral solid waste routes layer, and Lee County parcels feature service, both read 12 September 2026)

What does the City collect, and when do the bins go out?

One collection a week with garbage, recycling, horticulture and bulk on the same day. Service begins at 5 a.m. from 1 May to 30 September and 6 a.m. from 1 October to 30 April, and carts may go out after 5 p.m. the day before. The City asks for three feet of clearance around each cart and five feet from mailboxes, trees and parked cars, which is worth thinking about on a short villa driveway. Extra garbage goes in bags beside the cart at a maximum of 50 pounds each. (City of Cape Coral residential collection page, read 12 September 2026)

What is the irrigation watering schedule?

The City runs a year round two day a week schedule keyed to the last digit of the street address, in three time windows. Villa addresses run 2606 to 2664 on Anguilla and 1305 to 1324 on Pamplico, so the schedule differs house by house along the street. Which schedule applies to a lot irrigated by a neighbourhood association rather than by the owner is not published. Information not available at time of publishing. (City of Cape Coral water conservation page, read 12 September 2026)

Are the villas on city water and sewer, or a well and septic?

City. The City’s own parcel record names “SANDOVAL PH 3 CIAC” and “SANDOVAL PH 1 CIAC” water, sewer and irrigation across the parcels, with zero septic and zero wells on any of them. Irrigation water is City reclaimed water on a separate line, supplemented by canal water at peak demand. (City of Cape Coral ownership GIS layer and Utilities Extension Project page, both read 12 September 2026)

Can I run a business from the villa?

Only inside the dwelling and only if it is not apparent or detectable by sight, sound or smell from outside, is zoning compliant, does not involve regular client visits or door to door solicitation, and is consistent with the residential character of the community. The villa supplemental declaration ties this to Section 1 of the master’s Use Restrictions. (Sandoval master Use Restrictions, recorded 12 July 2005, and Lee County Instrument 2013000046134 Article IV.A.2, both read 12 September 2026)

What are the setbacks and the height limit?

Fifteen feet front, ten feet rear, five feet side, and no side setback at all between attached units. Roof overhangs may encroach three feet. No dwelling or structure may exceed 35 feet in height above base flood elevation without approval under Article IV of the master declaration. A raw text extraction of the association’s hosted copy renders that as 3.5 feet; the Clerk’s own image reads 35 feet. (Lee County Instrument 2013000046134 Articles IV.B.1 and IV.B.9, read from the Lee County Clerk recorded image 12 September 2026)

What can I build on the lot besides the house?

One single family dwelling plus one small one story accessory building, which may include a detached private garage, if the Design Reviewer judges it does not overcrowd the unit. No accessory building may be rented separately. Air conditioning and pool equipment must be buffered by landscaping, and the master separately prohibits window and wall air conditioning units. (Lee County Instrument 2013000046134 Articles IV.B.1.e and IV.B.3, and Sandoval master Use Restrictions recorded 12 July 2005, both read 12 September 2026)

Where does the mail go?

Information not available at time of publishing. The recorded standard fixes mailbox design, materials and location by the Sandoval Design Review Guidelines and records that the developer or builder installed them, but whether a Villas 1 address receives door delivery, a curbside box or a cluster box is not established by any record we could reach. Every villa parcel carries a plain street address with no unit number in the county record, which is a plat fact and not a delivery fact. (Lee County Instrument 2013000046134 Article IV.B.6, read 12 September 2026)

What schools are the villas zoned for?

Elementary Proximity Zone A, Middle Proximity Zone BB, High West Zone 3, school impact fee district 2, confirmed by point query at four villa addresses, two on each street. Lee County uses a choice and proximity model rather than a single assigned school by address. (Lee County GIS School Proximity Zones feature service, point queries at 2457 and 2649 Anguilla Drive and 1315 and 1324 Pamplico Court, read 12 September 2026)

How does Lee County school assignment actually work?

Within a proximity zone, families rank a pool of schools during an annual open enrolment window, and placement runs on a preference hierarchy of ESE and special programs, sibling preference, Proximity 1 for a home within two miles of the school, sibling guarantee and then Proximity 2. It is not a simple zone system, and a family should read the current year’s plan rather than assume an address guarantees a school. (School District of Lee County Student Enrollment Plan 2026-2027, board approved 1 December 2025, read 2 September 2026)

Which schools do the villas hold Proximity 1 standing at?

Exactly two, and both are A rated. Straight line distance from every one of the villa address points puts Trafalgar Middle at a maximum of 0.84 miles and Trafalgar Elementary at a maximum of 1.11 miles, both comfortably inside the two mile Proximity 1 band, while every other school in both pools is over two miles away at the closest villa parcel. The district’s plan does not state whether it measures straight line or by road, and straight line distance is a floor. (Distances computed from City of Cape Coral address points and Census geocoded school addresses, 12 September 2026, and School District of Lee County Student Enrollment Plan 2026-2027)

Are the Trafalgar schools good?

Both carry a Florida Department of Education grade of A in the current cycle. Trafalgar Elementary graded A in 2026, B in 2025 and A in 2024; Trafalgar Middle graded A in 2026, B in 2025 and A in 2024. Grades move year to year, so check the current release before you rely on one. (Florida Department of Education school grades, SchoolGrades26.xlsx, read 2 September 2026)

What zoning are the villas in?

Commercial Corridor zoning inside the Pine Island Road District future land use category, confirmed on all 121 villa address points by point in polygon and independently on the parcel attribute table. This is not unique to the villas: Sandoval is split, with 722 parcels R1 single family and 585 parcels CC and PIRD across twelve streets. The villas sit in the Pine Island Road District half of Sandoval rather than the R1 half. They front Veterans Parkway, not Pine Island Road. (City of Cape Coral DCD zoning and future land use layers, and the City ownership layer, all read 12 September 2026)

What is being built nearby?

Cape Coral Grove, 1.6 miles and about four minutes away. The City describes it as a 131 acre mixed use town centre on the north side of SW Pine Island Road, backed by $700 million of private investment, with about 1,200 apartment residences, a 125 room hotel, more than 350,000 square feet of retail, dining and entertainment, four public parks and 5,412 free surface parking spaces. Infrastructure construction starts summer or autumn 2026 and Phase 1 building construction in winter 2026. That also means years of construction traffic on the corridor the villas use to reach everything north and east. (City of Cape Coral Cape Coral Grove page, read 12 September 2026, and drive time routed on OSRM, 12 September 2026)

Is anything pending right at the community’s doorstep?

No. As of 12 September 2026 the City’s live City Planning Public Hearing Cases page carried exactly one case, Bimini Basin East in downtown South Cape, roughly four miles south of the villas. The page is live and returns a real case, so the absence of a Sandoval area case is a measurement and not an empty page. (City of Cape Coral City Planning Public Hearing Cases page, read 12 September 2026)

How far is the airport, the beach and the hospital?

Cape Coral Hospital is 7.6 miles and about 15 minutes, Southwest Florida International Airport is 25.8 miles and about 40 minutes over the Midpoint Memorial Bridge, Fort Myers Beach at Lynn Hall Memorial Park is 19.8 miles and about 37 minutes over the Cape Coral Bridge, and Sanibel is 24.5 miles and about 46 minutes. Publix at Surfside is 1.5 miles and about four minutes. All of these are free flow driving figures with no traffic model, and both Caloosahatchee crossings are tolled. (Destinations geocoded via the U.S. Census Bureau geocoder and routed on the public OSRM engine, 12 September 2026)

Can I use a VA or FHA loan on an attached villa?

The question turns entirely on whether the product is a condominium, and here it is not. These are fee simple platted lots under Chapter 720 with DOR code 01, which is the fact your lender and their underwriter need in writing. Confirm the specific programme’s requirements with your lender rather than relying on a general rule. (Lee County Property Appraiser certified 2026 tax roll, and Articles of Incorporation N13000003206 Article I.3, both read 12 September 2026)

Will a lender treat this as a condominium and require project approval?

They should not, and the primary records to hand them are the Articles at I.3 saying the association “is NOT a condominium association and is not intended to be governed by Chapter 718”, the two recorded plats showing platted lots, and the county’s DOR 01 coding on all 69 parcels. If your lender’s system has miscoded it, those three documents are what correct it. (Articles of Incorporation N13000003206, Lee County Instruments 2012000231575 and 2013000131938, and the certified 2026 tax roll, all read 12 September 2026)

What do villas at Sandoval actually sell for?

Eight villas closed in the 365 days to 13 September 2026 at a median of $315,500 (n=8, even, middle pair $315,000 and $316,000), in a range of $295,000 to $339,000, at a median 1,542 square feet, a median 70 days on market and a sale to list ratio of 94.50 percent computed as the mean of each sale’s own ratio. (Southwest Florida MLS Matrix, Development Name SANDOVAL, closings in the 365 days to 13 September 2026, pulled 13 September 2026)

How does the villa price per square foot compare to a house at Sandoval?

Almost identically. The attached villa closed at a median $204.61 per square foot against $205.54 for the Sandoval single family home, a gap of 93 cents, while the condominium behind the same gate traded at $174.40, a 15.2 percent discount to the house. Say it carefully, though: n = 8 is a thin set and the 93 cent gap is well inside what eight sales can resolve. The defensible claim is that there is no meaningful per square foot discount for attaching the house to its neighbour, not that villas outperform houses. (Southwest Florida MLS Matrix, closings in the 365 days to 13 September 2026, single family n=72 even, villa n=8 even, condominium n=14 even, pulled 13 September 2026)

How long do villas take to sell?

Faster than the houses. Median days on market was 70 for the eight villa closings, against 76.5 for the 72 Sandoval single family closings and 95 for the 14 Somerville condominium closings, all in the 365 days to 13 September 2026. (Southwest Florida MLS Matrix, pulled 13 September 2026)

How many villas are on the market right now?

One. Against 29 active listings across all of Sandoval, exactly one is a villa: 2648 Anguilla Drive at $335,000, two bedrooms plus a den, 1,542 square feet, four days on market. One active listing against 69 doors is 1.4 percent of the product, and against eight closings a year it is roughly a 1.5 month supply. (Southwest Florida MLS Matrix, active inventory pulled 13 September 2026)

What has Pamplico Court sold for?

Pamplico Court recorded zero closings in the 365 days to 13 September 2026, so no median exists for it and none should be quoted. Its most recent recorded sale was 1305 Pamplico Court on 13 December 2024 at $380,000, and the three before that were $375,000 in April 2024 and $380,000 and $390,000 going back to December 2023. The zero is a measurement: the same query returns 64 sale records across the 16 Pamplico parcels running from 2001 to 2024. (Southwest Florida MLS Matrix pulled 13 September 2026, and Lee County Property Appraiser certified 2026 tax roll read 12 September 2026)

How often do these villas trade?

Eleven arm’s length recorded sales of attached villas in the 24 months to 1 September 2026 out of a 69 unit population, which is a 16.0 percent two year turnover or roughly 5.5 trades a year. Median price over that window was $322,000 (n=11, odd, single middle value) in a range of $295,000 to $380,000. (Lee County Property Appraiser certified 2026 tax roll, all four sale slots on every parcel, read 12 September 2026)

How many villas are owner occupied?

Fifty of the 69 carry a homestead exemption, which is 72.5 percent: 37 of 53 on Anguilla, or 69.8 percent, and 13 of 16 on Pamplico, or 81.3 percent. Homestead is a tax status recorded by the county and it says nothing about who lives there. (Lee County Property Appraiser certified 2026 tax roll, read 12 September 2026)

Is there anything else in Cape Coral like this?

Across every Cape Coral community the county roll turns up with comparable small lot, low bedroom count, post 1995 platted product, the Lee County Property Appraiser classifies the buildings as townhouses in blocks of four to eight, as half a duplex, or as detached ranch homes. The two bedroom attached villa on its own platted lot, which the county calls 30 (Attached Villa), is the Sandoval product. The code is live elsewhere in Lee County, verified at Bella Terra in Estero, Herons Glen in North Fort Myers, Tidewater in Estero and Vistanna Villas in Fort Myers, so the Cape Coral result is a measurement and not an empty search. This is a sample of one to two parcels per cluster rather than an exhaustive census of Cape Coral’s roughly 138,000 parcels. (Lee County Property Appraiser certified 2026 tax roll and cost cards for 22 comparison parcels, read 12 September 2026)

What is the single most useful thing to do before writing an offer here?

Order the resale package and read the Neighborhood Declaration, then order the tax bill rather than the tax estimate. Those two documents answer the roof, the paint, the party wall, the insurance duty, the assessment amount, any PACE line and the homestead reset, which between them are almost every open question on this page. If you want that run properly on a specific address, call Jesse McGreevy at (239) 898-6072 or start with our Cape Coral buying process. (Articles of Incorporation N13000003206 Article I.12, and Lee County Tax Collector 2025 annual bills, both read 12 September 2026)

Frequently Asked Questions, Seller Edition

Selling a villa at Sandoval is not the same transaction as selling the house across the street. The parcel belongs to two Florida corporations rather than one, which means two estoppel certificates, two ten business day statutory clocks and two statutory fee caps at closing. The association’s own resale instructions carve the villas out by name, and the recorded and published records currently disagree about who administers the villa side, which is something a seller wants to know in advance rather than on day eight of a contract. On top of that, the neighbourhood’s assessment amount is not published anywhere, one home in every 69 carries a PACE line that transfers with the land, and there is presently one villa on the market against 69 doors. Every answer below carries its source.

Who issues the estoppel for a Sandoval villa?

The master association’s own published resale instructions carve the villas out in terms. They direct ordinary Sandoval estoppels to the Precedent Hospitality management website, and then state, under the heading “FOR VILLAS OWNER/SALE ONLY”, that “When purchasing a Villas 1 property, please contact FirstService Residential … or contact Kim O’Grosky, Portfolio Property Manager, 239-257-6962 x23311 for an Estoppel.” That page carries no effective date, so treat it as published by the association and read on 12 September 2026. (Sandoval Community Association governing documents page, undated, read 12 September 2026)

Why does my villa estoppel come from a different company than my neighbour’s?

Because it is a different corporation’s certificate. The master estoppel comes from whoever administers Sandoval Community Association, Inc.; the villa estoppel comes from whoever administers Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. Two associations, two managers, two certificates. (Florida Division of Corporations records for N03000010403 and N13000003206, read 12 September 2026)

Is the FirstService Residential instruction current?

The honest answer is that the records disagree, and a seller should settle it by ordering rather than by assuming. The association’s undated page routes villa estoppels to FirstService Residential. The State corporate record puts the villa association’s principal address, its mailing address and all four of its officers at Precedent Hospitality as of 1 December 2025, and its registered agent at Hahn Loeser in Sarasota as of 22 April 2026. Either the corporate agent is Precedent while the resale desk is FirstService, or management changed and the association’s page has not caught up. The statutory consequence, two certificates, is unchanged either way. (Sandoval Community Association governing documents page, undated, and Florida Division of Corporations detail for N13000003206, both read 12 September 2026)

Do I need two estoppels to sell a Sandoval villa?

Yes. Florida Statutes 720.30851(1)(h)(10) requires an estoppel certificate to “Provide a list of, and contact information for, all other associations of which the parcel is a member.” A villa parcel is a member of two: the Articles state at V.J that members “shall also be members of the Community Association”. So the closing needs the master certificate and the villa certificate, and each association gets its own ten business day clock. (Florida Statutes 720.30851, 2026 Florida Statutes, and Articles of Incorporation N13000003206 Article V.J, both read 12 September 2026)

Is the master estoppel enough on its own?

No. A master certificate discloses the master’s numbers and, under the statute, must point the closing agent at the other association. It cannot state the villa association’s assessment amount, its paid through date, its transfer charges or its open violations, because those are the villa association’s records. (Florida Statutes 720.30851(1)(h), 2026 Florida Statutes, read 12 September 2026)

What is an HOA estoppel certificate in Florida?

It is a statutory certificate an association issues on written request stating exactly what a parcel owes as of the date of issuance and what will come due through the certificate’s effective period. Its contents are prescribed by statute rather than by the association, and the association “waives the right to collect any moneys owed in excess of the amounts specified in the estoppel certificate from any person who in good faith relies upon” it. (Florida Statutes 720.30851, 2026 Florida Statutes, read 12 September 2026)

What is actually on an estoppel certificate?

The date of issuance, the owner names as the books show them, the parcel designation and address, any parking or garage space number, the delinquency attorney contact, the estoppel fee, the requestor’s name, the regular periodic assessment amount and frequency, the paid through date, the next installment due date and amount, an itemised list of everything owed on the date of issuance, an itemised list of everything becoming due each day through the effective period, whether a capital contribution, resale or transfer fee is due and its type and amount, whether there is an open violation noticed to the owner, whether board approval is required for transfer and whether it has been given, whether a right of first refusal exists, the list of all other associations of which the parcel is a member, and contact information for all insurance the association maintains. (Florida Statutes 720.30851(1)(h), 2026 Florida Statutes, read 12 September 2026)

How much does an estoppel cost, and do I pay twice?

The statutory cap is $250 per certificate where no delinquent amount is owed, plus up to $100 more if it is requested expedited and delivered within three business days, plus up to $150 more if a delinquent amount is owed. Those caps index every five years by CPI-U and the Department of Business and Professional Regulation publishes the adjusted amounts, so check the current published figure before you budget. Because a villa parcel needs two certificates, the statutory exposure on a clean villa file is up to $500, or up to $700 if both are expedited, against up to $250 for a single family home behind the same gate. (Florida Statutes 720.30851(6) and 720.30851(9), 2026 Florida Statutes, read 12 September 2026)

Who orders the estoppel, me or the closing agent?

In practice the closing agent orders it and the seller pays for it under the standard FAR/BAR and AS IS contract forms, but that allocation is a contract term and it is negotiable. On a villa it is worth naming both certificates explicitly in the contract so nobody discovers the second one late. (Florida Statutes 720.30851, 2026 Florida Statutes, read 12 September 2026)

How long does an association have to deliver an estoppel?

Ten business days after receiving a written or electronic request, and each association must designate on its website a person or entity with a street or email address to receive the request. If an association fails to deliver within ten business days, “a fee may not be charged”. On a villa, two independent ten day clocks run, and they do not necessarily start on the same day. (Florida Statutes 720.30851(1) and (4), 2026 Florida Statutes, read 12 September 2026)

How long is a Florida estoppel valid?

Thirty days if it is hand delivered or sent electronically, thirty five days if it goes by regular mail. An amended certificate is free and restarts the period. On a two association villa closing with a long contract, one certificate can expire before the other, which is a scheduling problem worth planning around. (Florida Statutes 720.30851(2), 2026 Florida Statutes, read 12 September 2026)

What happens if an estoppel comes back late and my closing slips?

The statute gives an enforcement route: a summary proceeding under section 51.011, with the prevailing party recovering reasonable attorney’s fees, and a late certificate cannot carry a fee. That is a remedy, not a rescue, so the practical answer is to order both certificates the day the contract is signed. This is exactly the kind of thing we manage for sellers here. Call McGreevy and Comisar on (239) 898-6072, or start with a valuation of your Villas at Sandoval home. (Florida Statutes 720.30851(4) and (5), 2026 Florida Statutes, read 12 September 2026)

Can I get the estoppel fee back if the deal dies?

Yes, in defined circumstances. If the closing does not occur and a person other than the parcel owner who paid the fee requests a refund with reasonable documentation within thirty days of the intended closing date, the fee must be refunded within thirty days, the refund obligation is the parcel owner’s and is collectible as an assessment, and the right “may not be waived or modified by any contract or agreement”. (Florida Statutes 720.30851(8), 2026 Florida Statutes, read 12 September 2026)

How do I order resale documents from FirstService Residential?

Through the resale and lender documents order form on the FirstService Residential Florida website, which is gated by a CAPTCHA and a lookup on ZIP code, account number or email address. The form does not name Sandoval or the Villas publicly, so have the parcel and association details to hand, and confirm the current administrator first given the record conflict above. (FirstService Residential Florida resale and lender documents page, read 12 September 2026)

What is a resale certificate and is it the same as an estoppel?

They are related but not identical. The estoppel certificate is the statutory document under Florida Statutes 720.30851 stating what is owed. A resale package or resale certificate is the bundle of governing documents, budget, rules and disclosures the association provides to a buyer. On a villa you want both, and on a villa you want them from both associations. (Florida Statutes 720.30851, 2026 Florida Statutes, read 12 September 2026)

Does the buyer need HOA approval to buy in Sandoval?

At master level, no, and that is a genuine differentiator against most Southwest Florida gated communities. The association publishes, verbatim, that “Sandoval does not have an HOA Association application process for new buyers.” (Sandoval Community Association governing documents page, undated, read 12 September 2026)

Does the Villas 1 association have its own buyer approval process?

Information not available at time of publishing. The master’s statement is a master statement, and whether it reaches the neighbourhood association is unstated. Three of the eight villa closings in the twelve months to 13 September 2026 reported an application fee of $100 or $150, which points at something at neighbourhood level but does not establish an approval process. The statutory estoppel form has a mandatory field for whether board approval is required for the transfer and whether it has been given, so the certificate settles it. (Sandoval Community Association governing documents page, Southwest Florida MLS Matrix fee audit pulled 13 September 2026, and Florida Statutes 720.30851(1)(h))

Can a Florida homeowners’ association reject my buyer?

Only if the recorded documents give it that power, and then only within the limits of the statute and fair housing law. At Sandoval the master publishes that it has no buyer application process at all. The villa layer is unpublished, which is why the estoppel field matters. (Sandoval Community Association governing documents page, undated, read 12 September 2026, and Florida Statutes Chapter 720, 2026 Florida Statutes)

Is there a transfer fee or a capital contribution when I sell?

The master publishes a $4,000 HOA reserve contribution payable to the HOA at the real estate closing when a house is resold. The closing record shows a transfer fee at closing on six of the eight villa sales in the twelve months to 13 September 2026, at either $4,000 or $5,000, and $0 on the other two, so the reported figure is not uniform. Whether the villa association levies a separate transfer or capital contribution is unpublished, and it is a mandatory estoppel field. (Sandoval Community Association governing documents page, undated, read 12 September 2026, and Southwest Florida MLS Matrix, pulled 13 September 2026)

Who pays the $4,000 reserve contribution at closing, and is it negotiable?

The association states only that it is payable at closing. Which side pays is a contract term. On a villa net sheet it is a four figure line, and it should be settled in the contract rather than assumed. If you want it modelled into your net before you list, request a Villas at Sandoval home valuation or call (239) 898-6072. (Sandoval Community Association governing documents page, undated, read 12 September 2026)

What HOA disclosure am I required to give a buyer in Florida?

A prospective parcel purchaser in a community governed by Chapter 720 must be given the statutory disclosure summary before executing the contract. It is a specific, prescribed document, and it is not the same thing as the seller’s property disclosure. (Florida Statutes 720.401, 2026 Florida Statutes, read 12 September 2026)

Can my buyer cancel the contract if I miss the HOA disclosure?

Yes. Where the disclosure summary is not provided before contract execution, the contract is voidable at the buyer’s option, and the buyer may cancel within three days after receiving the disclosure summary or before closing, whichever comes first. That cancellation right cannot be waived. This is a real closing risk on a two association parcel where the paperwork is heavier than usual. (Florida Statutes 720.401, 2026 Florida Statutes, read 12 September 2026)

Does the same disclosure duty apply to the condominium behind the same gate?

No, and it is a second independent proof that these are two different products. Florida Statutes 720.401(2) provides that the section does not apply to Chapter 718 property. So a Somerville condominium seller and a Villas at Sandoval seller inside the same gate carry different statutory pre contract disclosure duties. (Florida Statutes 720.401, 2026 Florida Statutes, read 12 September 2026)

What do I have to disclose about the attached neighbour, the party wall or the shared roof?

Information not available at time of publishing as to the villa specific allocation, because the Neighborhood Declaration that defines Common Structural Elements is not published anywhere we could reach. What a Florida seller does owe is disclosure of known facts materially affecting the value of the property that are not readily observable, which on an attached villa can include known shared structure issues. Take advice on the specifics from your closing attorney. (Articles of Incorporation N13000003206 Article I.12, read 12 September 2026)

What documents do I need to hand over to sell a villa here?

At minimum the master governing documents and use restrictions, the recorded Amended and Restated Supplemental Declaration at Instrument 2013000046134, the Villas 1 corporate record, the villa association’s own declaration and budget from the resale package, the statutory HOA disclosure summary, and both estoppel certificates. Your tax bill matters too: order the certified bill rather than the estimate, especially if your parcel carries a PACE assessment. (Lee County Clerk of Circuit Court, Florida Division of Corporations, Florida Statutes 720.401 and 720.30851, and Lee County Tax Collector, all read 12 September 2026)

Where are the recorded Villas 1 documents?

The Amended and Restated Supplemental Declaration is Lee County Instrument 2013000046134, recorded 26 February 2013, and the two governing plats are Instruments 2012000231575 and 2013000131938. The corporate documents, the 2013 Articles of Incorporation and the 2 February 2018 Articles of Amendment, are on the Florida Division of Corporations record for N13000003206. The Neighborhood Declaration itself was not located in any public source we could reach. (Lee County Clerk of Circuit Court and Florida Division of Corporations, both read 12 September 2026)

The association lists an amendment dated 2/02/2018 and another dated 2/06/2018. Which is right?

Publish 2 February 2018. The association’s own index dates the same linked file 2/02/2018 on the Villas 1 row and 2/06/2018 on the Pamplico row. The State record shows the Articles of Amendment were adopted 2 February 2018, signed 5 February 2018 and filed 9 February 2018. Whether the association’s linked PDF is that same corporate amendment under a loose label or a separately recorded covenant amendment could not be resolved, because the file now redirects to the member login. (Florida Division of Corporations, Articles of Amendment for N13000003206, and Sandoval Community Association governing documents page, both read 12 September 2026)

Does the recorded villa declaration cover Pamplico Court?

Not on its own terms, and a seller on Pamplico should know that. Exhibit A to Instrument 2013000046134 limits it to the Phase 3 plat, Instrument 2012000231575, and Pamplico Court is Block 9012, first platted by the Phase 3A plat on 6 June 2013, after that instrument was recorded. No tract named Pamplico appears anywhere in the instrument. Pamplico is unambiguously inside the association, whose registered name includes it, but the specific instrument subjecting Block 9012 is not published by the association and was not recovered. Information not available at time of publishing. (Lee County Instrument 2013000046134 Exhibit A, and the Plat of Sandoval Phase 3A, Instrument 2013000131938, both read 12 September 2026)

Can I put a for sale sign in the yard at Sandoval?

Yes, to a published specification, and it is unusually detailed. One sign per lot plus an optional tag sign, both limited to 3 feet 6 inches high by 3 feet wide, main panel limited to 5.5 square feet, mounted on a 4 inch wood post with a three quarter inch exterior grade panel and all sides finished, sign face Benjamin Moore OC-65 Chantilly Lace, border and text Sherwin Williams 2390 Greek Isle, font Georgia Bold, galvanised or stainless hardware. (Sandoval Community Association signage guidelines for realty signs, read 12 September 2026)

Can the association dictate what my for sale sign looks like?

At Sandoval it does, and Florida associations generally may restrict signage where the recorded documents provide for it. The master’s recorded provision requires all signage, including type, size, materials and location, to comply with the Sandoval Signage Guidelines, which form part of the Design Guidelines. Budget for a compliant sign rather than a standard brokerage panel. (Sandoval master Use Restrictions recorded 12 July 2005, and the association’s signage guidelines for realty signs, both read 12 September 2026)

Can I hold an open house in a gated community?

Yes, and the association publishes exactly how: “For an Open House, the resident must give the realtor access to the community and add open house to ‘My Envera.’” That is the seller’s job, not the agent’s, and it needs doing before the event rather than on the day. (Sandoval Community Association governing documents page, undated, read 12 September 2026)

How do buyers and agents get through the gate for a showing?

Through the resident managed Envera visitor system. The association names Envera Security Gates and St Moritz Security Onsite under its security heading, and directs residents to manage visitors through My Envera. Gate staffing, gate hours and the resident entry mechanism are not published. Information not available at time of publishing. (Sandoval Community Association site pages, read 12 September 2026)

Can I put open house signs at the entrance?

Directional and open house signage is governed by the association’s signage guidelines together with the City of Cape Coral’s land use and development regulations, per the association’s own wording. Clear the placement with the association before the weekend rather than after a complaint. (Sandoval Community Association governing documents page and signage guidelines, both read 12 September 2026)

Do I need to be there for showings?

The gate access rule puts the burden on the resident to grant access and to record an open house in My Envera, so a villa seller is more involved in showing logistics than a seller on an open street would be. Whether a lockbox alone is workable at a given address is a practical question to settle with your listing agent up front. (Sandoval Community Association governing documents page, undated, read 12 September 2026)

What is my Sandoval villa worth?

The eight villa closings in the 365 days to 13 September 2026 ran $295,000 to $339,000, with a median of $315,500 (n=8, even, middle pair $315,000 and $316,000) at a median 1,542 square feet, which is $204.61 per square foot. Your own number depends on your lake position, your den configuration, your condition and your flood zone, none of which is uniform across the 69. For a specific figure on your address, request a Villas at Sandoval home valuation or call Jesse McGreevy on (239) 898-6072. (Southwest Florida MLS Matrix, pulled 13 September 2026)

What do villas on Anguilla Drive actually sell for?

All eight villa closings in the window were on Anguilla Drive: 2641 at $339,000, 2606 at $325,000, 2656 at $322,000, 2647 at $316,000, 2624 at $315,000, 2645 at $313,500, 2613 at $297,000 and 2638 at $295,000, with days on market from 4 to 291. The county roll independently records nine Anguilla villa sales in the twelve months to 1 September 2026 at a median of $316,000 (n=9, odd, single middle value). (Southwest Florida MLS Matrix pulled 13 September 2026, and Lee County Property Appraiser certified 2026 tax roll read 12 September 2026)

Are Sandoval values going up or down?

Public index pages disagree with each other and none of them separates the villa from the house. What is measurable is this community’s own closing record in one twelve month window: single family median $402,000 (n=72, even, middle pair $400,000 and $404,000), attached villa median $315,500 (n=8, even, middle pair $315,000 and $316,000), Somerville condominium median $252,500 (n=14, even, middle pair $250,000 and $255,000). (Southwest Florida MLS Matrix, closings in the 365 days to 13 September 2026, pulled 13 September 2026)

Does a villa hold its value as well as a single family home here?

On price per square foot, over one twelve month window, in this one community, essentially yes: $204.61 for the attached villa against $205.54 for the detached house, a gap of 93 cents, while the condominium behind the same gate sits at $174.40. The counterweight ships in the same breath: n = 8 is thin and that 93 cent gap is well inside what eight sales can resolve. The defensible statement is that the market applies no meaningful per square foot discount for attaching the house to its neighbour. (Southwest Florida MLS Matrix, pulled 13 September 2026)

Is a villa harder to sell than a single family home?

Not on this data. Median days on market was 70 for the eight villa closings against 76.5 for the 72 single family closings and 95 for the 14 condominium closings, and villa sale to list ran 94.50 percent computed as the mean of each sale’s own ratio. The villas sold faster than the houses in the same window. (Southwest Florida MLS Matrix, closings in the 365 days to 13 September 2026, pulled 13 September 2026)

How long do homes take to sell in Cape Coral right now?

For this community in this window, the medians above are the direct measurement: 70 days for villas, 76.5 for Sandoval single family, 95 for Somerville. City wide days on market figures are published by various market reports, and we do not import them here because they mix products and neighbourhoods that have nothing to do with a 1,542 square foot attached villa behind a gate. (Southwest Florida MLS Matrix, pulled 13 September 2026)

How many villas will I be competing with?

One, at the time of writing. Across all of Sandoval there are 29 active listings and exactly one is a villa, 2648 Anguilla Drive at $335,000, four days on market. One active listing against 69 doors is 1.4 percent of the product, and against eight closings a year it is roughly a 1.5 month supply. That is the seller’s argument on this street. (Southwest Florida MLS Matrix, active inventory pulled 13 September 2026)

How many villas are owner occupied, and does that matter to my supply?

Fifty of the 69 carry homestead, which is 72.5 percent, split 37 of 53 on Anguilla and 13 of 16 on Pamplico. A high homestead rate is consistent with thin turnover, and the recorded sale history bears that out at roughly 5.5 arm’s length villa trades a year across 69 doors. Homestead is a tax status and says nothing about who lives there. (Lee County Property Appraiser certified 2026 tax roll, read 12 September 2026)

Should I price against the single family homes in Sandoval or only against other villas?

Against other villas for the comparable set, and against the houses only to explain the per square foot story. The products differ on bedrooms, two against three on 46 of 48 detached homes, on lot size, 0.112 median GIS acres against 0.142, on pools, zero against nine, and on the fee stack, a median $7,862 a year against $2,932. Any appraisal argument has to survive those differences. (Lee County Property Appraiser certified 2026 tax roll, and Southwest Florida MLS Matrix, both September 2026)

Will an appraiser use a single family Sandoval comp on my villa?

They may need to, because only eight villas closed in twelve months and none of them on Pamplico Court. The right preparation is to have the villa closings, the county’s 30 (Attached Villa) classification and the two association fee stack documented in the file before the appraiser arrives, so that any single family comparable is adjusted rather than applied raw. (Southwest Florida MLS Matrix pulled 13 September 2026, and Lee County Property Appraiser cost cards read 12 September 2026)

Do I need to replace the roof before I sell?

Almost certainly not. All 69 villas carry a re-roof permit applied since Hurricane Ian, 68 of them under a coordinated filing between 8 and 12 April 2024 and the 69th on 8 July 2024, and every one of those permits is closed. Pull your own permit record and put it in the listing file, because a documented 2024 roof is an underwriting asset in 2026. (City of Cape Coral EnerGov permit portal, read 12 September 2026)

Does my buyer’s flood zone matter to me as a seller?

Yes, because it moves their insurance cost and their lender’s requirements, and because 46 of the 69 villa lots straddle the AE and X line so the answer is address specific. Forty seven of the 69 parcels sit in Zone AE inside the Special Flood Hazard Area, where a federally backed mortgage triggers mandatory purchase, and Cape Coral’s CRS Class 5 gives 25 percent off in AE and 10 percent in X. An elevation certificate on an AE parcel is worth having ready. (FEMA National Flood Hazard Layer read 12 September 2026, and City of Cape Coral flood protection page read 12 September 2026)

Does the PACE assessment on one villa affect the rest of us?

Not directly, but it is worth knowing the class exists. One of the 69 villas carries a Green Corridor PACE clean energy assessment of $1,360.50 a year on its 2025 tax bill, taking that parcel’s non ad valorem total to $2,387.35 against a villa median of $1,026.85. A PACE assessment runs with the land and transfers to the buyer, so any seller carrying one needs it disclosed and priced, and any buyer needs to read the certified bill rather than the estimate. (Lee County Tax Collector 2025 annual bills, census of all 69 villa parcels, read 12 September 2026)

Should I sell for cash, sell it myself, or list it?

The two association structure is exactly where a for sale by owner file goes wrong: two estoppels, two ten day clocks, a statutory HOA disclosure summary that makes the contract voidable if it is missed, a published sign specification, gate access through My Envera and a $4,000 reserve contribution to allocate. With one villa on the market against 69 doors, the negotiating position is strong enough to be worth protecting. (Florida Statutes 720.30851 and 720.401, Sandoval Community Association governing documents page, and Southwest Florida MLS Matrix, all September 2026)

What should I ask a listing agent before I sign?

Ask them how many estoppels a Villas at Sandoval closing needs and who issues each. Ask them what the villa’s second quarterly assessment line is and where it comes from. Ask them what the flood zone is at the structure rather than on the lot. Ask them what the April 2024 permit record does for the buyer’s insurance. If the answers are vague, keep looking. (Florida Statutes 720.30851, FEMA National Flood Hazard Layer, and City of Cape Coral EnerGov permit portal, all September 2026)

Who is the best realtor for the Villas at Sandoval?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, Nationally Recognized Top Producing Realtors. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and they hold the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). This page is the research file behind that claim: 69 parcels, two corporations, one FEMA panel, a census of 69 tax bills and eight closings, all sourced. To put it to work on your own villa, request a Villas at Sandoval home valuation or call Jesse McGreevy on (239) 898-6072.

Sources and Authoritative References

Every factual claim on this page traces to a primary record: a recorded instrument, a county or city dataset, a state corporate filing, a federal map, a statute, the association’s own published materials, or our own measured market data. No listing portal and no competing brokerage is used as a source anywhere on this page. Where a record was gated, blocked or silent, the page says so in the section where it bites rather than filling the gap with an estimate.

Recorded instruments and the county clerk

Lee County Property Appraiser and county GIS

City of Cape Coral

Florida Division of Corporations

The association’s own published materials

FEMA and flood

Florida Statutes and state agencies

Schools

Southwest Florida MLS Matrix

News and builder archives

Geocoding and routing

Downloadable Documents

Every document below links to the official record that holds it, so a reader can pull the primary source rather than take our word for it. Where a Villas at Sandoval document has no public authority URL, it is not listed here at all, and the way to obtain it is stated in the section of this page that discusses it. The Neighborhood Declaration of Protective Covenants, Restrictions and Easements for Villas I (Anguilla & Pamplico) at Sandoval is the most important of those: it has no reachable public authority URL, so it gets no row, and the route to it is the association’s resale package or a hand driven search of the Lee County Clerk’s official records.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for the Villas at Sandoval. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.