Sell Your Home in Sandoval, FL

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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.

Updated October 2026

Selling a home in Sandoval starts with a fact most listing pages blur: Sandoval is three different housing products inside one gate, and a single community median describes none of them well. In the 12 months to September 25, 2026, Lee County recorded 92 qualified sales here at a $359,500 median, and that figure blends detached homes at $392,500, attached villas at $315,000 and condominiums at $255,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Sandoval, the gated community on Veterans Memorial Parkway in Cape Coral, Florida 33991. For the whole community picture, from the covenants to the flood map, start with our Sandoval community guide; for the city around it, see our Cape Coral area guide.

If you are still choosing who should list your home, our guide to the best real estate agents in Cape Coral sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse direct at (239) 898-6072, request a free Sandoval home valuation, and we will send you the recorded sales we used, labeled by date and source.

How Do I Sell My Home in Sandoval in 2026?

To sell a Sandoval home in 2026, price it against your own neighborhood and product, not the community median, because Lee County recorded 92 sales in the 12 months to September 25, 2026 at a $359,500 median that blends detached homes, attached villas and condominiums. Then give buyers the association, estoppel, tax and flood answers before they ask.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida Department of Business and Professional Regulation estoppel fee notice, Florida Division of Corporations records and the Sandoval Community Association documents page, all read October 7, 2026; Southwest Florida MLS (Matrix), 12 months to September 25, 2026, pulled October 10, 2026).

We tracked every recorded Sandoval sale for the 12 months to September 25, 2026: 92 qualified home sales, read by neighborhood, by product and by year built. We lead with the county record because it is the public file of deeds, and we say plainly what it cannot show. Days on market, sale-to-list ratio, months of supply and active inventory come from the multiple listing service. On the Southwest Florida MLS (Matrix), for the same 12 months to September 25, 2026, Sandoval's 96 MLS-marketed closings had a median of 78 days on market and sold at a median 96.1 percent of list price, and the 31 homes listed for sale on October 10, 2026 were 3.9 months of supply. Earlier dated pulls appear in their own section, labeled with their own dates.

Sandoval was developed by Bonita Bay Group and its homes were completed from 2005 to 2019. The county roll dated October 4, 2026 carries 1,406 homes: 1,166 detached single-family homes, 69 attached villas on platted lots and 171 condominium units. Ninety-two sales against 1,406 homes is turnover of 6.5 percent in 12 months, enough trading to price from real comparables and thin enough that a given street can go a year without one.

The five facts that price a Sandoval home

Five things move a Sandoval sale more than finishes do. The first is the product, because a detached home, an attached villa and a condominium sold at $392,500, $315,000 and $255,000 medians in the same 12 months. The second is the neighborhood: the association's index lists 27 named neighborhoods, each with its own recorded Supplemental Declaration, and their recorded prices differ widely. The third is the second association, because villa and condominium owners answer to an additional board and an additional estoppel. The fourth is the paperwork a buyer's lender and title company will ask for: the recorded covenants, the estoppel certificate, the flood determination and the tax bill. The fifth is the lot's flood designation, which is a lot-level fact on a community that spans three FEMA designations. Every one of those is a matter of record, and none of them is visible to an automated estimate.

What a Sandoval seller competes with

Your listing competes with the other Sandoval listings, with newly built homes elsewhere in Cape Coral and with the other gated communities buyers cross-shop. On October 10, 2026 the Southwest Florida MLS (Matrix) showed 31 active Sandoval listings priced $315,000 to $779,000: 28 detached homes, three Somerville condominiums and no villa, with seven more under contract. Earlier pulls counted 27 on September 6 and 29 on September 13, 2026. Across the six Cape Coral ZIP codes, an estimated 1,685 of the 6,348 recorded home sales in the 12 months were builder first sales. And the gated community we set beside Sandoval in this guide is Coral Lakes, compared in full later on.

What this seller guide covers

We cover the recorded market by window, price band and year, the three products, the neighborhoods, how Sandoval benchmarks against its neighbors, how we price and market a home here, what it costs to sell, what a buyer adds up before an offer, taxes and city assessments, the association rules and estoppel process that surface at a sale, disclosures, flood and insurance, schools and drive times, amenities and utilities, how a resale competes with new construction, the comparison with Coral Lakes, what villa and condominium sellers need, the tax questions that come up and more than thirty-five seller questions answered directly.

Table of Contents

• How Do I Sell My Home in Sandoval in 2026?
• What Are the Key Takeaways for a Sandoval Seller?
• Why List Your Sandoval Home With McGreevy and Comisar?
• What Is the Sandoval Market Doing for Sellers Right Now?
• What Does the County Record Show That the MLS Alone Misses in Sandoval?
• How Do the Three Sandoval Products Price Differently?
• Which Sandoval Neighborhood Does Your Home Compete In?
• How Does Sandoval Benchmark Against Its Neighbors?
• Is Now a Good Time to Sell a House in Sandoval?
• How Do We Price a Sandoval Home?
• How Does a Sandoval Resale Compete With New Construction Across Cape Coral?
• What Does It Cost to Sell a Home in Sandoval?
• What Will a Buyer Add Up Before Making an Offer on Your Sandoval Home?
• What Will Buyers Ask About Property Taxes and City Assessments in Sandoval?
• Which Association Rules Surface When You Sell in Sandoval?
• How Do Estoppel Certificates Work When You Sell in Sandoval?
• What Disclosures Does a Sandoval Seller Owe?
• What Will a Buyer Ask About Flood Zones, Storms and Insurance in Sandoval?
• What Will a Buyer Ask About Schools, Drive Times and the Cape Coral Bridge?
• What Will a Buyer Ask About Amenities, Internet and Utilities in Sandoval?
• How Do We Market a Sandoval Home?
• How Do We Negotiate a Sandoval Sale on Your Behalf?
• Sandoval vs Coral Lakes: What Should Sellers Tell Buyers?
• What Should Somerville and Villas Sellers Know?
• What Tax Questions Come Up When You Sell a Sandoval Home?
• Should I List, Sell for Cash or Sell by Owner in Sandoval?
• How Do I Get a Free Sandoval Home Valuation?
• What Southwest Florida Sellers Say About Working With Us
• Frequently Asked Questions, Seller Edition
• Why Does a Sandoval Specialist Matter When You Sell?
• Thinking of Selling Your Sandoval Home? List With the #1 Team in Southwest Florida Since 2012
• Downloadable Documents
• Sources and Authoritative References
• Your Local Real Estate Experts

What Are the Key Takeaways for a Sandoval Seller?

Eight facts decide most Sandoval listings: the 12-month county record of 92 sales at a $359,500 median, the three-product split, the fee and estoppel structure, the absence of a district assessment, the flood designation, the no-boat covenant and the leasing rules. Each is drawn from a county, state or association record and dated.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Sandoval Community Association documents page read October 7, 2026; Lee County Property Appraiser 2025 millage book).

• 92 qualified recorded sales in 12 months. The 12 months to September 25, 2026 show a $359,500 median and a range of $212,500 to $780,000, and none of the 92 was a builder sale (Lee County recorded sales).
• Three products, three medians. Seventy detached homes sold at a $392,500 median, 7 attached villas at a $315,000 median of the seven, and 15 condominiums at a $255,000 median; 70 plus 7 plus 15 equals 92.
• The all-homes median fell, and mix is part of why. It moved from $419,259 to $359,500 against the prior 12 months, down 14.3 percent, while sales rose 53.3 percent from 60 to 92 and condominiums grew from 5 of 60 sales to 15 of 92.
• Several associations, several estoppel routes. The master association, the Somerville recreation and condominium associations and the Villas I association each have their own records, and the state's current estoppel caps are $299, $119 and $179 per certificate.
• No community development district. Every Sandoval parcel is in Lee County taxing district 057, the City of Cape Coral district, at a 2025 certified millage of 15.3806 mills.
• Master dues as the association publishes them. The association's page lists $682.50 a quarter without landscaping and $1,063.72 with landscaping and a $4,000 reserve contribution at a resale closing, with no effective date, read October 7, 2026.
• No boat access. The recorded Use Restrictions prohibit boating on every Sandoval water body, and the county roll shows zero boat docks and zero seawalls on Sandoval homes.
• Three flood designations. Sandoval spans Zone AE with a base flood elevation of 7.0 feet NAVD88, Zone X shaded and Zone X unshaded, and the designation is a lot-level fact.

Why List Your Sandoval Home With McGreevy and Comisar?

McGreevy and Comisar price Sandoval homes on the records that move them: Lee County's recorded sales by neighborhood and product, the association documents, the estoppel route for your product and the flood map for your lot. We are the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida Division of Corporations records and Sandoval Community Association documents read October 7, 2026).

We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:

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

We are the #5 real estate team in Florida (RealTrends 2026), and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to every Sandoval listing. McGreevy and Comisar lead Domain Realty Group, whose team has closed 4,000+ transactions. Our headquarters is in Bonita Springs, our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral from both.

A Sandoval specialist, not a generalist with a Cape Coral sign

A Sandoval listing agent has to know that the community is a Chapter 720 homeowners association over platted lots, that the Somerville condominium buildings sit inside it under Chapter 718, that the attached villas on Anguilla Drive and Pamplico Court have their own neighborhood association, and that a buyer's title company will ask for the right estoppel from the right party. The master association's own page says Sandoval has no application process for new buyers, which removes one step, and the recorded Use Restrictions carry rules on vehicles and boating that buyers need to hear from us before they fall in love with a house. Those are the facts buyers, lenders and title companies raise, and we put them in front of buyers first.

Why the county record matters more than a portal estimate

Lee County's recorded sales count every state-qualified improved sale, listed or not, and they carry the street, the year built, the county heated area and the bedroom and bath counts. We pull every recorded sale around your address, separate homes by product and neighborhood and set them beside the association's fee structure. That is a pricing discipline an automated estimate cannot supply, because an estimate does not know that a Somerville condominium and a Fairmont house are different markets.

Why a team of partners sells differently

Jesse leads pricing, marketing and negotiation on our listings and Marc works the buyer side, so a Sandoval seller hears what Cape Coral buyers are asking this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspections and appraisal questions are handled by one of the two partners, and the person who priced your home is the person who answers the buyer's question about the estoppel.

What we measured for this guide

We tracked every recorded Sandoval sale for the 12 months to September 25, 2026, 92 in all. We read the county roll dated October 4, 2026 by street, by product and by year built. We read the Florida Division of Corporations record for each Sandoval corporation, the Department of Business and Professional Regulation's estoppel fee notice and the Sandoval Community Association's documents page on October 7, 2026. Everything on this page that is not one of those readings is attributed to its own dated source.

What we will not do

We will not quote a value from a portal estimate, print an association fee we cannot source, or tell a buyer an amenity is open because a brochure says so. Where a record is not public or we could not read it, we say so and name the document that holds it. The villa association's regular assessment is published nowhere, and the Somerville section assessments are not in any document we read; the estoppel certificate is the document that states them, so we order it early.

What Is the Sandoval Market Doing for Sellers Right Now?

Sandoval recorded 92 qualified sales in the 12 months to September 25, 2026, at a $359,500 median and a range of $212,500 to $780,000, and none was a builder sale. That is 53.3 percent more sales than the prior 12 months and a median 14.3 percent lower, a change that product mix explains in part.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; qualified improved sales above $1,000; windows named beside each figure).

For this guide we counted every qualified recorded sale in Sandoval, and every number in this section comes from the county's recorded, state-qualified sales rather than from asking prices or a portal estimate. Median price per square foot of county heated area was $200.41 across the 92 sales. Price per square foot here is per square foot of county heated area and is never comparable with an MLS living-area figure.

The county record, by window

Source: Lee County Property Appraiser public roll and recorded sales file, our analysis, qualified improved sales above $1,000. Each row is its own window with its own count; the windows overlap and are never added together. The all-history median reaches back to the first sales of new homes in 2005, so it describes a different market from today's resales.

Where the 92 sales landed by price

Source: Lee County recorded sales, 12 months to September 25, 2026, our analysis.

The market has one thick band. Forty of the 92 sales, 43.5 percent, closed between $300,000 and $399,999, and 58 of the 92, 63.0 percent, closed under $400,000. Among the 70 detached homes, 34 closed between $300,000 and $399,999, and 34 closed at $400,000 or more, so a detached home priced above $400,000 needs a specific reason in size, lot, neighborhood or condition. Only 2 of the 92 sales reached $750,000, and none reached $1,000,000.

Calendar years: the market since 2019

Source: Lee County recorded sales, calendar-year windows, our analysis; 2026 is January 1 to September 25. Each year stands alone with its own count.

From the highest calendar-year median to 2026 so far, the all-homes median fell from $450,000 in 2023 to $363,700, down 19.2 percent, and the detached-home median fell from $485,000 in 2022 to $392,500, down 19.1 percent. Counts shrank too, from 136 sales in 2021 to 52 in 2025, which is why a Sandoval seller should expect the next buyer's appraiser to lean on a modest set of comparables and why we prepare that set in advance.

Year over year: what changed and what did not

Against the prior 12 months, sales rose from 60 to 92, up 53.3 percent, and the all-homes median fell from $419,259 to $359,500, down 14.3 percent. Product mix moved at the same time: 15 of the 92 sales in the latest window were condominiums against 5 of the 60 a year earlier. The cleaner comparison is single-family lots, meaning detached homes and attached villas together: 77 sales at a $385,000 median against 55 sales at $424,000, which is sales up 40.0 percent and the median down 9.2 percent. Both measures say the same thing in different strengths: more homes traded, at lower prices than a year earlier.

Turnover and what it means for a seller

Ninety-two sales against 1,406 homes is 6.5 percent turnover in 12 months. The market has depth, and a specific neighborhood may go many months without a directly comparable sale, which is why a valuation built on the community-wide median will be wrong more often than it is right.

The highest and lowest recorded sales

The highest recorded sale in the window was $780,000 on Fairmont Cove Court on August 27, 2026, and the lowest was $212,500 on Somerville Loop on December 30, 2025. The newest qualified Sandoval sale in the county file is dated September 8, 2026, so the most recent weeks are not yet in it.

What this means for a seller

The record does not support a crash story and it does not support a rising-market story. It supports a market where buyers find enough homes to compare, where the detached median sits near $392,500 and where the price a home earns depends on its product and its street. A correctly priced home is judged against its neighborhood's recent sales and its association's cost structure, and we build both before we recommend a number.

What Does the County Record Show That the MLS Alone Misses in Sandoval?

The county record counts every state-qualified improved sale, listed or not, so it shows Sandoval's resale market whole, while the Southwest Florida MLS adds days on market and sale-to-list ratio. The county recorded 92 qualified Sandoval sales in the 12 months to September 25, 2026; the Matrix MLS counted 97 closings in the same window, pulled October 10, 2026.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), 12 months to September 25, 2026, pulled October 10, 2026; earlier Southwest Florida MLS pulls dated September 6 and September 13, 2026, each shown with its own date; Lee County Property Appraiser roll dated October 4, 2026).

Two instruments, two counts

The county count and the MLS count differ because they are different instruments. The October 10, 2026 MLS pull uses the county's own window, the 12 months to September 25, 2026, so the gap there is one of definitions: the MLS counts closings agents report, including one Sold Data Entry closing that was never marketed on the MLS, and the county counts deeds the state codes as qualified. The September pulls looked back 365 days from September 6 and September 13, 2026. We never place a county figure and an MLS figure in one sentence as if they came from one source, and we never subtract one from the other.

What the September 2026 MLS pulls said

Source: Southwest Florida MLS, pulled on the dates shown, our analysis; each row covers the 365 days before its own pull date. These are dated pulls, not current figures, and we do not describe them as current.

What the October 10, 2026 MLS pull says

Source: Southwest Florida MLS (Matrix), Residential, Development SANDOVAL, 12 months to September 25, 2026, pulled October 10, 2026, our analysis. Medians, days on market and sale-to-list leave out the one Sold Data Entry closing, which was never marketed on the MLS. Months of supply is the active count on October 10, 2026 divided by one month of MLS-marketed closings. The MLS counted 54 Sandoval closings in the 12 months before this window. The MLS figure of 73 marketed detached closings at a $400,000 median and the county figure of 70 qualified detached sales at $392,500 are two instruments with two scopes, shown side by side and never blended.

Why Sandoval's county record is a resale record

None of the 92 recorded sales in the window was a builder sale, and homes here were completed from 2005 to 2019. A Sandoval seller is therefore pricing a resale against other resales, which makes the county's street-level detail, year built and county heated area the most useful comparison data there is.

How Sandoval sits inside ZIP 33991

In ZIP 33991, the 12 months to September 25, 2026 recorded 659 home sales at a median $400,000, with 638 single-family sales at $406,470 and 21 condominium sales at $255,000. Sandoval's 92 sales are 14.0 percent of the 659 home sales in the ZIP, and its 15 condominium sales are 15 of the 21 condominium sales recorded there.

How Do the Three Sandoval Products Price Differently?

Sandoval's 92 recorded sales split into 70 detached homes at a $392,500 median, 7 attached villas at a $315,000 median of the seven and 15 condominiums at a $255,000 median, with no remainder. A seller who prices from the $359,500 community median misprices all three, in different directions.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulls dated September 13 and October 10, 2026 where named).

Source: Lee County recorded sales and roll, our analysis. Seventy plus seven plus fifteen equals ninety-two. The villa row is under 10 sales, so the sales themselves are listed below.

The gap between products is the first pricing fact. The detached median of $392,500 sits $33,000 above the all-homes median of $359,500, and the condominium median of $255,000 is 65 percent of the detached median. An attached villa at $315,000 is 80 percent of the detached median. Pricing any of the three from the blended figure is the most common Sandoval pricing error.

Detached homes: 70 sales, $288,000 to $780,000

Detached single-family homes are the core of the community. The 70 sales closed at a $392,500 median and $205.53 per square foot of county heated area. By plat era, Phase 1 lots (399 lots, built 2005 to 2018) recorded 17 sales at a $385,000 median, Phase 2 lots (433 lots, built 2006 to 2019) recorded 41 sales at $395,000, and the Phase 3 plats (355 lots, built 2013 to 2018, with the villas included) recorded 18 sales at $359,350. The 48-lot Anguilla plat of detached homes recorded 1 sale. Plat era is a way to read the record, not a place buyers search for, so we price by neighborhood and street.

Attached villas: seven sales, listed

The county recorded seven qualified villa sales in the 12 months, all on Anguilla Drive and each of 1,542 square feet of county heated area with two bedrooms and two baths. Under 10 sales a median is thin, so here they are:

Source: Lee County recorded sales, 12 months to September 25, 2026, our analysis. The median of the seven is $315,000. The first window with 10 sales is 24 months, which holds 10 sales at a $320,500 median. The Southwest Florida MLS pull dated September 13, 2026 counted 8 villa closings in the prior 365 days, because one more villa transfer is recorded without the state's qualified code and so sits outside every county median. The October 10, 2026 Matrix pull, on the county's own 12-month window, also counted 8.

Condominiums: fifteen sales, listed

Somerville at Sandoval is the community's only condominium product. The 15 sales in the window, all on Somerville Loop, were:

Source: Lee County recorded sales, 12 months to September 25, 2026, our analysis. Nine of the sales were of ground-floor-size units (1,345 or 1,373 square feet) from $212,500 to $282,500, with a median of $249,000; six were of upper-size units (1,650 to 1,725 square feet) from $264,900 to $320,000, with a median of $271,000.

By section, the 15 sales split 5, 3, 5 and 2 across Sections I to IV, so no section has a median of its own. A Somerville seller prices from size first and section second.

The September 2026 MLS view of the same split

The Southwest Florida MLS pull dated September 13, 2026 partitioned the prior 365 days into 72 single-family closings at a $402,000 median, 8 villa closings at $315,500 and 14 Somerville condominium closings at $252,500. Those counts and medians use a different window and instrument from the county table above, so we show them side by side without blending them. The October 10, 2026 Matrix pull, on the county's own window of the 12 months to September 25, 2026, counted 74 detached closings (73 marketed on the MLS, median $400,000), 8 villa closings and 15 Somerville condominium closings (median $255,000).

Which Sandoval Neighborhood Does Your Home Compete In?

Your Sandoval home competes with the recent sales in its own neighborhood, not with the community, because the association's index lists 27 named neighborhoods and their 12-month sale counts run from none to 8. Where a neighborhood has too few sales, we widen the window until it reaches 10, as the table shows.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Sandoval Community Association index of recorded Supplemental Declarations read October 7, 2026).

Neighborhood names are rows in a table here, not separate markets with a page of their own; the full neighborhood-by-neighborhood description lives in our Sandoval community guide. Each row uses the first window that reaches 10 sales, and where the 12-month window has fewer, both are shown.

Source: Lee County recorded sales, our analysis. Greendale and Woodbourne, Stonyhill and Cayon, Maraval and Brightside, and Clairfont and Astwood share recorded blocks and were separated by street. The Vareo window includes one low transfer that we treat as an outlier and do not present as a market price.

No qualified sale was recorded in the 12 months in Sunvale (31 lots), Windwood (45), Lavaca (10), Casibari (37), Cayes (35) or Pamplico (16). Their earlier sales include the builder's first sales and are not current values, so we do not publish them as such. Somerville at Sandoval, the 27th name, is the condominium product covered above.

Ready to Sell in Sandoval, or Buying Your Next Home?

If you own in Sandoval and are thinking about listing, start with a free Sandoval home valuation built on your neighborhood's recorded sales, or Call Jesse direct at (239) 898-6072. If you are also buying your next home, whether in Sandoval or elsewhere in Southwest Florida, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Ninety-two Sandoval sales in 12 months means the next owner who sells will be priced against the sales above, so the sooner you see where your home sits, the better you can plan. For a statewide walk-through of every closing cost, see our guide to seller closing costs in Florida.

What a thin neighborhood means for your listing

Most Sandoval neighborhoods record only a handful of sales in 12 months, and that is normal for a community with 6.5 percent turnover. For a seller it means the comparison set is built from a wider window, adjacent streets and similar plans, and the pricing conversation is honest about how many sales support the number. We would rather tell you a number rests on four sales than present it as a market.

The shape of the record by price level

The highest-priced neighborhoods in the 12-month record are Stonyhill, Cayon, Lambay, Fairmont and Ashbury, with the medians in the table running from $482,500 to $750,000 where a median is shown, while Brightside, Vareo, Hopefield, Belleville, Clairfont and Astwood have medians between $365,061 and $418,000 in the windows shown. We use those groupings only as a first read; the neighborhood row, then the street, then the plan decide the price.

How Does Sandoval Benchmark Against Its Neighbors?

Sandoval's $359,500 all-homes median and $392,500 detached median sit close to the Cape Coral figures, $5,500 below the six-ZIP all-homes median of $365,000 and $12,500 above the single-family median of $380,000. Two nearby communities, Cape Royal and Bella Vida, trade at very different levels.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes are 33904, 33909, 33914, 33990, 33991 and 33993).

The benchmark table

Source: Lee County recorded sales and roll, our analysis. "All homes" is single-family homes plus condominiums. Coral Lakes is every legal description beginning CORAL LAKES in ZIP 33909, every use code, so its 67 sales include an estimated 45 builder first sales of new homes the roll still codes as vacant land; Cape Royal is the legal descriptions beginning CAPE ROYAL or ROYAL-TEE COUNTRY CLUB EST in ZIP 33991; Bella Vida is the legal descriptions beginning BELLA VIDA in ZIP 33909. The Cape Royal and Bella Vida counts are single-family and condominium homes.

How to read the table

The detached median of $392,500 is $13,970 below the ZIP 33991 single-family median of $406,470 and $12,500 above the median for the six Cape Coral ZIP codes. The all-homes figure of $359,500 is $5,500 below the six-ZIP all-homes figure of $365,000, and that gap is mostly the weight of Sandoval's condominium sales, 15 of 92. On a per-square-foot basis, county heated area, Sandoval's detached homes recorded $205.53 against $214.34 for single-family homes in ZIP 33991 and $219.73 across the six ZIP codes.

Why the water yardstick matters in Cape Coral

Cape Coral prices are driven by water behind the lot. In ZIP 33991, single-family sales on saltwater canals recorded a $728,000 median on 33 sales, freshwater canals $535,000 on 129 sales, and lots with no canal frontage $375,500 on 476 sales. Sandoval has no boat docks or seawalls on the county roll, so the closest water-type yardstick for a Sandoval detached home is the ZIP's no-canal group at $375,500. We state that as the nearest yardstick, not as a Sandoval figure, and we make no claim about a premium for lake frontage beyond what the neighborhood sales show.

The nearby communities buyers cross-shop

Cape Royal, a nearby golf community in unincorporated Lee County, not in the City of Cape Coral, has, per its homeowners association, a public 27-hole golf course with no membership requirement; its 439 homes recorded 25 sales at a $620,000 median. Bella Vida carries a Community Development District, which Sandoval does not, and its 432 homes recorded 26 sales at a $300,595 median. Coral Lakes, the closest comparison on amenities and gate, is treated at length below. Read our community guides to Cape Royal and Bella Vida for each on its own terms.

The MLS yardsticks a seller usually wants

Measured on the Southwest Florida MLS (Matrix), 12 months to September 25, 2026, pulled October 10, 2026, by MLS Development name. The sale-to-list ratio is the asking-versus-sold measure: sold price over final list price.

These MLS counts are not the county counts in the table above: builders sell many new Coral Lakes homes direct, and a direct sale reaches the county file without an MLS listing. The September pulls for Sandoval itself are in the MLS section above.

Is Now a Good Time to Sell a House in Sandoval?

For a correctly priced Sandoval home, the county record shows a functioning market: 92 sales in 12 months, up 53.3 percent on the prior 12 months, at medians below last year's. Timing is personal, but the evidence says buyers are active, prices are lower than the 2022 and 2023 peaks and neighborhood-level pricing decides the outcome.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Department of Revenue Save Our Homes table; Florida 2026 ballot measure as described by the Leon County Property Appraiser, read October 7, 2026).

The direction of the county record

Sandoval's 92 sales are 32 more than the 60 of the prior 12 months. Detached medians have eased from $485,000 in 2022 to $392,500 so far in 2026, down 19.1 percent, and condominium sales are a larger share than a year ago. A seller should read that as a market that has repriced and is trading, not as one that has stalled.

What the citywide record adds

Across the six Cape Coral ZIP codes, counting new homes the roll still codes as vacant land, recorded home sales rose from 6,072 to 6,348, up 4.5 percent, with the median $365,000 against $360,000, up 1.4 percent. Resales rose 15.8 percent, from 4,028 to 4,663, and estimated builder first sales fell 17.6 percent, from 2,044 to 1,685. The citywide all-homes median of $365,000 is 5.2 percent below its 2022 and 2023 peak of $385,000. Sandoval's pattern is therefore a local version of a citywide repricing, with Sandoval's own detached median a little above the citywide single-family median.

Why timing is a pricing question here

A seller who lists in a market with ample comparable sales should expect buyers to compare the price to the best three active listings like theirs, and a Sandoval listing is compared on product first. On October 10, 2026 the Southwest Florida MLS (Matrix) showed 28 detached listings, three Somerville condominiums and no villa for sale in Sandoval, so a villa listed now would meet no direct competition inside the gate and a Somerville unit would meet three; we confirm the count again on the day we list.

The November 3, 2026 ballot

Amendment 3 is on the November 3, 2026 ballot and is not law. As described by the Leon County Property Appraiser, it would raise the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leave only the first $25,000 exempt from school taxes and cut the non-homestead assessment cap from 10 percent to 5 percent, with the first effect on bills in November 2027. It does not replace Save Our Homes. We do not forecast the vote or its effect on prices; a buyer who asks should be told the facts as they are today.

What a seller can do with this

List with a neighborhood-level price, an association package ready on day one and a flood file that answers the insurance question before the buyer asks. A Sandoval buyer has 27 or 29 listings to compare across three products in dated counts, and the home that reads as clear, documented and correctly priced is the one the buyer's lender and insurance agent can move on quickly.

How Do We Price a Sandoval Home?

We price a Sandoval home from the recorded sales in its own neighborhood and product, adjusted for size, year built, lake position, pool and the association tier, then set against the dated MLS pulls and the active competition on the day we list. The county's street-level record does the first half and our site visit does the second.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County roll posted September 1, 2026 for lake, pool and homestead rates; Sandoval Community Association documents page read October 7, 2026).

Step one: the right neighborhood and product

We start with the neighborhood row in the table above, then the street, then the plan. A Hopefield house of 1,507 to 1,726 square feet and a Fairmont house of 2,208 to 3,978 square feet (roll posted September 1, 2026) are different products in the same gate. We separate detached homes from villas and condominiums before we look at a single price.

Step two: size, year built and the county roll

Sandoval's homes were completed from 2005 to 2019, with a median year built of 2010 across the single-family lots, and the condominium buildings date from 2005 to 2008. The villas were built from 2013 to 2017. Age matters here because roof, air-conditioning, window and shutter ages vary by more than a decade inside one gate, and a buyer cannot tell them apart from the street.

Step three: lake, pool and street position

On the county roll posted September 1, 2026, 65 percent of Sandoval's residential parcels carry lake frontage, 47 percent a private pool and 72 percent a homestead exemption. Those percentages are of 1,390 parcels, a count that omitted 16 Somerville units, and they move by less than one point with the corrected count. Because lake frontage is so common here, we price the specific view, orientation and street, not the frontage flag alone, and we ask which of your street's recorded sales had a pool.

Step four: what the record cannot see

The county file cannot see condition, finishes, a new roof or whether the screen cage was replaced. Our site visit and your documents supply that, and we adjust only from evidence we can show a buyer's appraiser. We do not apply a percentage premium for any feature that no recorded sale supports.

Step five: the association tier and the payment math

A buyer prices a Sandoval home on the monthly payment plus the dues. The master association's page lists $682.50 a quarter without landscaping and $1,063.72 with landscaping, a difference of $381.22 a quarter or $1,524.88 a year. The page carries no effective date. Whether your home is on the optional landscaping tier is therefore part of how your listing reads to a buyer running a payment calculator, and we discuss how to present it.

Step six: price to the first two weeks

The first two weeks of a listing are the market's verdict, so we price to compete with the best three active listings like yours on the day you go live, not to last year's high sale. We confirm that set on launch day from the MLS; on October 10, 2026 it was 31 Sandoval listings.

A worked example: four sales of one Astwood Court plan

Astwood Court recorded four sales in the 12 months, all of homes built in 2009 with 1,726 square feet of county heated area, three bedrooms and two baths:

Source: Lee County recorded sales, our analysis; per-square-foot figures are our arithmetic, price divided by 1,726. The four sales span $82,000 ($390,000 less $308,000), and the median of the four is $332,000. The county file cannot say why identical plans sold that far apart: condition, lake position, timing and terms all differ. That is why we visit the house and why a median alone does not price it.

A second example: seven villa sales on one plan

The seven villa sales listed above are all 1,542 square feet with two bedrooms and two baths and span $44,000 ($339,000 less $295,000). Two villas recorded on the same day, June 15, 2026, at $295,000 and $313,500. A villa seller needs the sales themselves, not a median, to see where a particular unit sits.

How Does a Sandoval Resale Compete With New Construction Across Cape Coral?

A Sandoval resale competes with an estimated 1,685 builder first sales recorded across the six Cape Coral ZIP codes in 12 months, mostly in ZIP 33993 and 33909, not with new homes inside Sandoval, which finished building in 2019. Builders' dated asking prices run from $274,490 to the $450s, and an asking price is not a recorded price.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, builder first sales estimated by our analysis; builders' own Cape Coral pages read October 7, 2026, shown as asking prices).

What the county record says about new homes

Counting new homes the roll still codes as vacant land, an estimated 1,685 of the 6,348 recorded home sales in the six Cape Coral ZIP codes were builder first sales, 26.5 percent, at a median $369,000 against $360,000 for resales. In ZIP 33991, single-family sales including those parcels were 692, of which an estimated 164 were builder first sales at a median $557,775 and 528 were resales at $385,000. Builder-direct is our estimate, based on a parcel's first qualified sale within a year of its year built or with no year built on the roll, and we call it an estimate.

Where Cape Coral's new homes close

An estimated 1,338 of the 1,683 single-family builder first sales in the 12 months, 79.5 percent, closed in ZIP 33993 and ZIP 33909 together. For a Sandoval seller that means most new-home competition sits in those two ZIP codes rather than in ZIP 33991, though a buyer who tours a model in one ZIP can tour a resale in another.

What builders advertise, read October 7, 2026

Source: each builder's own Cape Coral page, read October 7, 2026; these are asking prices and builder marketing, not recorded sales, and we cite each page only for its own program. County builder first sales in the same period had a median of $369,000.

How a Sandoval resale competes

A Sandoval resale competes on facts a builder's page cannot show: a finished home on a known lot with a recorded sale history, a gated community with a published amenity inventory, no district assessment on the tax bill and a quote-ready insurance file. We never argue that a resale must be cheaper or dearer than a new home, because the record supports no direction. We show the buyer the recorded sales, the cost layers on each side and the closing date.

What Sandoval does not have to compete on

Sandoval's tax bills carry no community development district line, and the two sampled 2025 bills carry no utilities extension assessment. A buyer comparing monthly costs against a new community that carries a district charge sees a different tax-bill structure, and we explain it with the tax bill in hand.

What Does It Cost to Sell a Home in Sandoval?

Selling a Sandoval home customarily costs the seller documentary stamp tax on the deed at $0.70 per $100, the owner's title policy that Lee County contracts usually assign to the seller, the state-capped estoppel certificates for the associations that govern the home, a tax proration and a negotiated commission. At the community median those fixed items total about 1.3 percent.

Data updated: October 2026 (Florida Statutes 201.02 and 720.30851; Florida Administrative Code rule 69O-186.003; Florida Department of Business and Professional Regulation estoppel fee notice, read October 7, 2026; Lee County recorded sales through September 25, 2026; Lee County Tax Collector and Property Appraiser 2025 certified bills).

Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage. Those are customs, not law, and the contract controls. For the statewide walk-through, see our guide to seller closing costs in Florida.

The fixed costs at four Sandoval price points

Source: Florida Statutes 201.02 and 720.30851; Florida Administrative Code rule 69O-186.003; Florida Department of Business and Professional Regulation estoppel notice; Lee County recorded sales, our analysis. Dollar figures are our calculations, not a quote; the title company prepares the exact closing figures. The table does not include commission, payoff of any mortgage, prorations, concessions, settlement charges, a municipal lien search or the reserve contribution, and no dated first-party document sets a figure for a settlement fee or a lien search, so we print none.

Documentary stamp tax

The rate is 70 cents for each $100 of the price, or fraction of $100, under section 201.02, applied to the full consideration. On $359,500 that is 3,595 units times $0.70, or $2,516.50, and on the highest recorded sale in the window, $780,000, it is 7,800 units times $0.70, or $5,460. In Lee County the seller customarily pays it, and the contract controls.

Title insurance: the premium is set by the state

Florida sets the owner's title premium by rule at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. On $359,500 that works out to $575 plus 260 units of $1,000 at $5.00, or $1,875, and on $392,500 to $575 plus 293 units at $5.00, or $2,040. These are estimates before any credit a title company applies. In Lee County the seller customarily pays the owner's policy and selects the closing agent, and the contract controls.

Estoppel certificates: the Sandoval-specific line

A Sandoval home has one estoppel on a master-only sale, two on a villa sale and up to three on a Somerville sale. At the Department's current amounts of $299, an additional $119 if expedited and delivered within 3 business days, and an additional fee not to exceed $179 if the account is delinquent, the maximum totals are:

Source: Florida Department of Business and Professional Regulation, estoppel certificate fee notice, read October 7, 2026, and Florida Statutes 720.30851; the arithmetic is ours. The notice states that the next adjustment is due by July 1, 2027. The statute text prints lower base amounts of $250, $100 and $150 that the Department's adjustment has superseded.

The $4,000 reserve contribution and the villa capital assessment

The association's page lists a $4,000 reserve contribution payable at a resale closing, with no effective date, read October 7, 2026. Our Sandoval guide reads it as a charge on the buyer; whichever way your contract allocates it, it appears on the closing statement, so we put it on your net sheet as a line to confirm. On a villa sale there is a second charge: the Villas I covenants, as amended in 2022 and recorded July 26, 2022, set a $1,000.00 resale capital assessment due to the villa association on the conveyance of a home, and the board may change the amount by resolution. The estoppel certificate states the current amounts.

Property tax proration

Florida property taxes are for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. As an illustration of the method, not a prediction for your home, take the 2025 certified bill of a detached Sandoval home, $4,201.40, and a closing on June 30: the seller owned January 1 to June 29, 180 days, and 180 divided by 365 times $4,201.40 is $2,071.92. On the sampled Somerville condominium bill, $3,191.93 ad valorem plus $596.59 non-ad-valorem, or $3,788.52, the same method gives $1,868.31. The title company uses the best information at closing and may apply the early-payment discount convention, so your figure will differ.

Recording, mortgage costs and who pays them

Recording a deed costs $10.00 for the first page and $8.50 for each further page, so a two-page deed records for $18.50, and the buyer customarily records. A buyer's new mortgage carries documentary stamp tax of 35 cents per $100 and a one-time intangible tax of 2 mills, $2 per $1,000. On a $314,000 loan, which is 80 percent of the $392,500 detached median, that is 3,140 units times $0.35, or $1,099.00, and 314 units times $2, or $628.00. Those are the buyer's costs and are shown so a seller understands the buyer's closing math.

Commission and buyer-broker compensation after the NAR settlement

Commissions have always been negotiable and are not set by law. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, and offers of compensation to a buyer's broker are not advertised on the MLS; a seller can still choose to offer compensation off the MLS or a concession toward the buyer's costs. Our listing agreement is the document that holds our fee, and it is negotiated with you. To size the conversation, every 1 percent of a $359,500 price is $3,595.

What Will a Buyer Add Up Before Making an Offer on Your Sandoval Home?

A Sandoval buyer adds up the master association assessment, any neighborhood assessment, the tax bill with its City and County assessments, City water and sewer, and insurance. There is no community development district line, and internet is bundled into the master assessment. Two of those layers are published and the villa and condominium layers are not.

Data updated: October 2026 (Sandoval Community Association documents page read October 7, 2026; Lee County 2025 certified tax bills; City of Cape Coral rate schedule effective October 1, 2026; Southwest Florida MLS fee entries pulled September 7 and October 10, 2026).

The layers, in one table

What the MLS fee entries say, as reported at closings

On the Southwest Florida MLS (Matrix) pull dated October 10, 2026, for closings in the 12 months to September 25, 2026, the total annual recurring association fees entered at closings had medians of $2,932 for detached homes (73 closings, range $2,512 to $4,556), $7,862 for attached villas (8 closings, range $6,808 to $7,944) and $7,848 for Somerville condominiums (15 closings, range $6,344 to $8,732). These are fees as entered across 12 months, not a rate card, and the estoppel certificate states the current amounts. MLS fee entries on recent closings also suggest the association's schedule may have been updated since the page was written, which is one more reason to date every figure before a buyer relies on it.

A worked carrying cost for a detached home

Taking the sampled detached Sandoval home's 2025 certified bill of $4,201.40, the base-tier master assessment of $2,730.00 a year brings taxes plus dues to $6,931.40. On the landscaping tier, $4,254.88, the total is $8,456.28. Adding City water, wastewater and irrigation at a stated usage of 5,000 gallons each of water and wastewater a month, which is $52.56 plus $97.08 plus $13.40, or $163.04 a month and $1,956.48 a year, the base-tier total becomes $8,887.88 a year, about $740.66 a month, before homeowners and flood insurance, tolls and electricity. That illustration is arithmetic on published rates and one real bill, not a quote.

Insurance and electricity

We print no premium range for Cape Coral homeowners or flood insurance, because no published figure fits a Sandoval home. Citizens Property Insurance Corporation publishes Lee County averages, which are in the flood section below with their limits. The electric provider for Sandoval is not verified in the record we read, and we print none.

What Will Buyers Ask About Property Taxes and City Assessments in Sandoval?

Buyers will ask what the tax bill is, which lines are assessments and whether it will change when they buy. Sandoval parcels pay 15.3806 mills in 2025 in Lee County's City of Cape Coral district, plus City and County non-ad-valorem lines, and the buyer's own bill will reflect their own exemptions and assessed value.

Data updated: October 2026 (Lee County Property Appraiser 2025 millage book and 2026 millage book printed October 9, 2026, read October 15, 2026; Lee County 2025 certified bills; City of Cape Coral assessment schedules and October 6, 2026 budget release; Florida Statutes 197.162 and 689.261; read October 7, 2026).

The 2025 millage, authority by authority

Source: Lee County Property Appraiser, 2025 Taxing District Millage Book, district 057. A mill is $1 per $1,000 of taxable value, so 15.3806 mills is $1,538.06 per $100,000 of taxable value, our arithmetic.

Where 2026 stands

For 2026 the City Council kept its operating millage at 5.1471 and Lee County held 3.7623, and the School Board adopted 5.271 mills, down from 5.319. The Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, lists the 2026 total for district 057 as 15.3250 mills. The November 2026 bill governs.

Two real 2025 bills

A detached Sandoval single-family home, homesteaded and assessed at $249,128, carried City fire services of $529.76, City solid waste of $384.25, City stormwater of $62.40 and Lee County solid waste of $36.56, a non-ad-valorem total of $1,012.97, with $3,188.43 in ad valorem tax, for a combined 2025 bill of $4,201.40. A sampled Somerville condominium, homesteaded and assessed at $249,356, carried City fire services of $515.88, stormwater of $62.40 and Lee County solid waste of $18.31, no City solid waste line, a non-ad-valorem total of $596.59, and $3,191.93 in ad valorem tax. The $416.38 difference in non-ad-valorem lines between the two reflects the condominium's containerized service billed through the association, and it is not a net cost advantage, because the condominium owner also pays condominium and recreation assessments.

City assessments for fiscal year 2027

The City's assessments page still showed fiscal year 2026 as its newest column on October 7, 2026, when stormwater was $156.00 per equivalent residential unit and solid waste $384.25 per dwelling unit, with a fire service assessment of $349.32 per parcel plus $3.47 for each $5,000 of structure value. As reported by the Cape Coral Breeze on August 26, 2026, the Council raised stormwater to $163 and reported solid waste unchanged, and the average single-family fire assessment is $515.43, down from $540.17. We treat the fiscal year 2027 figures as press-attributed until the City posts the resolutions.

Homestead, Save Our Homes and the buyer's reassessment

For 2026 the first $25,000 of assessed value is exempt from all property taxes and an additional exemption of up to $26,411 applies to assessed value over $50,000 for non-school taxes. Save Our Homes limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, and the 2026 cap is 2.7 percent. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes. Because a change of ownership resets the cap, section 689.261 requires the buyer to receive a property tax disclosure summary warning that the seller's bill is not a guide to the buyer's.

An illustration at the detached median

Assume a buyer is assessed at the $392,500 detached median and claims homestead. Non-school taxable value is $392,500 less $25,000 less $26,411, or $341,089, times 10.0540 mills, which is $3,429.31; school taxable value is $392,500 less $25,000, or $367,500, times 5.271 mills, which is $1,937.09; ad valorem total $5,366.40. Without homestead the same assessment at 15.3250 mills is $6,015.06, so the 2026 exemption is worth $648.66 a year. Add City charges for a single-family home of $515.43 fire, $163 stormwater and $384.25 solid waste, $1,062.68, and the yearly bill is about $6,429.08 homesteaded. This is an illustration at an assumed assessed value, not a tax bill, at the 2026 rates in the Property Appraiser's book printed October 9, 2026.

Early-payment discounts

Paying the tax bill early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with none in March. Taxes become delinquent April 1.

Which Association Rules Surface When You Sell in Sandoval?

Sandoval's association rules that surface in a sale are the multiple associations, the leasing terms, the recorded vehicle and boating restrictions, the two-story height cap, the pet and garage rules and the architectural review process. The master association has no application process for new buyers, and each product adds its own documents.

Data updated: October 2026 (Florida Division of Corporations records read October 7, 2026; Sandoval Community Association documents page and recorded Use Restrictions and amendments listed there, read October 7, 2026; Villas I amendment recorded February 7, 2018).

Who governs what

Source: Florida Division of Corporations (Sunbiz), each record read October 7, 2026 and shown as active. The four Somerville section corporations and the recreation association share a principal address and registered agent, Compass Rose Management in Cape Coral; the master association's principal and mailing address is care of its management company in St. Petersburg. A name is not membership: your closing documents, not a brochure, say which associations your home belongs to.

Buyer approval

The master association says on its own page that Sandoval has no association application process for new buyers. That removes a step that adds weeks in many gated communities. Tenants are different and go through a paid application, covered below.

Leasing: the master terms and the product terms

The master Use Restrictions as amended in April 2008 set a 30-day minimum lease and a one-year maximum term, bar subleasing and room rentals, require the whole home to be leased, and ask for a lease application filed at least 15 days before the lease begins. The association's page lists a $100 lease processing fee, an $11 tenant identification card and a $15 vehicle sticker, with no effective date. The number of leases a year is set by each neighborhood's own Supplemental Declaration. Two products have their own terms:

• Attached villas. As amended in 2018 by an instrument recorded February 7, 2018, a villa may not be leased more than two times in any twelve-month period, for no less than ninety consecutive days and no more than one year, with occupancy limited to two persons per bedroom and subleasing, room sharing and daily rentals prohibited. The villa association's lease approval process adds written notice at least 15 days before occupancy, with 10 days for the board to approve or disapprove.
• Somerville condominiums. A 30-day minimum and no more than four leases in a calendar year, entire units only, with an owner's amenity and parking rights suspended while the unit is leased. The four section declarations were not read, and the section documents may add to this.

A leased home can be sold, and the terms travel with the sale. A buyer who wants to rent the home needs the right declaration, and we put it in the listing file.

Vehicles, boating and garages

The recorded Use Restrictions, recorded July 12, 2005, prohibit swimming, boating and personal flotation devices on every Sandoval water body. The April 2008 amendment allows boats, recreational vehicles, trailers, golf carts and several other vehicles only inside enclosed garages, lets a standard pickup truck of up to three-quarter-ton capacity park in a driveway only if it meets a list of conditions, with a 24-hour loading exception twice a month for recreational vehicles and boats in a driveway, and it bars privately owned golf carts, all-terrain vehicles, scooters and three-wheelers from roadways, paths and common areas. Every dwelling must have an enclosed garage and the garage door must stay closed except for entry and exit. A buyer who owns a boat, a recreational vehicle, a work truck or a golf cart should read those rules before an offer, and we tell them in the listing.

Height, age, pets and signs

The recorded height cap is two stories and 35 feet. No age restriction appears in the recorded Use Restrictions. The master Use Restrictions permit a reasonable number of household pets with no breed or weight restriction. The villa declaration allows two domestic pets per home without board permission, with two breeds prohibited by name, and the Somerville declaration allows reasonable numbers of usual household pets and excludes pit bulls and wolf hybrids, so the declaration for your product settles the question. The association publishes a realty sign specification, and we build the sign to it because a non-conforming sign can be pulled.

Architectural review

Anything constructed, erected or placed outside a dwelling must comply with Article IV of the Declaration, and the association publishes an architectural review application form dated May 9, 2024. Before we list, we ask whether any past exterior change lacks an approval letter, because an open item can surface in the estoppel at the worst point in a contract.

How Do Estoppel Certificates Work When You Sell in Sandoval?

An estoppel certificate is the association's written statement of what you owe, and in Sandoval it comes from the right party for your product: the master association's management company for every home, and the condominium or villa association in addition for Somerville and villa homes. Florida requires delivery within 10 business days and caps the fee.

Data updated: October 2026 (Florida Statutes 720.30851; Florida Department of Business and Professional Regulation estoppel fee notice and Sandoval Community Association documents page, read October 7, 2026).

Where each request goes

The master association's page routes master estoppel requests through the management company's website, and it routes Villas 1 estoppel requests to a different company. The state record shows the Somerville corporations at Compass Rose Management in Cape Coral, and the villa association's record at the same St. Petersburg management company as the master since December 2025. Those records do not match the association page, so we do not assert in the present tense who will answer a villa request. We order it through the route the master association publishes and see who answers in writing, and we do that on the day we list.

What the statute requires

Section 720.30851 sets the content and timing of an estoppel certificate for a homeowners association: the association must issue it within 10 business days of the request, a certificate is effective 30 days after issuance, or 35 if mailed, and the fee is refunded if the closing does not happen. Condominium associations are governed by section 718.116. The state adjusts the fee caps for inflation every five years, and the next adjustment is scheduled for July 1, 2027.

What the fees look like

At the Department's current amounts the single-certificate cap is $299, $418 if expedited and delivered within 3 business days, and $478 with a delinquency, and the totals for two and three certificates are in the cost section above. The Department's notice also states that condominium transfer fees are currently $150 per applicant, and on the 14 Somerville closings in the September 7, 2026 MLS fee audit, 11 reported a $4,000 transfer fee, one reported $3,000 and two reported none, with nine reporting a $150 application fee. Those are fees as reported at closings, not a schedule.

Why we order early

An estoppel is good for 30 days, so we time the order to the contract, but we request an early copy of every certificate to confirm the amounts, the open items and the assessments. If a certificate shows a past violation or an unpaid charge, we want to clear it before the buyer's attorney or title company sees it. Whether a special assessment is pending for the master, a Somerville section or the villa association is a live-status question that no public record answers, and the estoppel at the time of the transaction is the only reliable answer.

What Disclosures Does a Sandoval Seller Owe?

A Sandoval seller owes the buyer the Florida flood disclosure at or before the contract, a property tax disclosure summary, disclosure of known material defects not readily observable, and, depending on the product, the association disclosure summary or condominium resale documents. The two association regimes differ, so the right documents depend on your home.

Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401, 718.503, 553.79; Johnson v. Davis, 480 So. 2d 625; Florida Attorney General and Consumer Product Safety Commission drywall guidance, read October 7, 2026).

This section is information, not legal advice; your closing agent or attorney prepares the documents for your contract.

The flood disclosure

Under section 689.302, the seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding that damaged the property during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. Answer it accurately and attach the repair permits and mitigation records you have.

The property tax disclosure

Section 689.261 requires the buyer to receive a property tax disclosure summary warning that the seller's current taxes are not a guide to the buyer's, because a change of ownership or improvements triggers reassessment.

The association disclosure fork

For a home in a Chapter 720 homeowners association, section 720.401 requires the buyer to be given the disclosure summary before signing the contract; without it the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. Subsection (2) of that section does not apply to associations under the condominium chapters. Sandoval is a Chapter 720 master over platted lots that contains Chapter 718 condominium corporations, so a detached home or villa and a Somerville condominium sit on different sides of that fork. For a condominium resale, section 718.503 entitles the buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions and answers sheet and, where they exist, the milestone inspection summary and structural integrity reserve study, with a 7-day voidability window that does not count Saturdays, Sundays and legal holidays. We name the regime that applies to your home at the listing appointment and your closing agent confirms.

Known defects: the Johnson v. Davis duty

Where a seller knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer, the seller must disclose them. An as-is clause does not remove that duty, which comes from Johnson v. Davis, 480 So. 2d 625 (Fla. 1985).

Milestone inspections and reserve studies: why they do not apply here

Florida's milestone inspection and structural integrity reserve study triggers apply to condominium and cooperative buildings of three or more habitable stories. The recorded two-story, 35-foot height cap means no Sandoval building meets that threshold, and the Somerville buildings are two-story. The Somerville associations remain subject to the rest of Chapter 718, including reserve budgeting, financial reporting and board certification, so a Somerville seller should still expect reserve and budget questions.

Open permits and unpermitted work

Permit history for an address can be searched on the City's EnerGov Citizen Self Service portal without an account. A permit may be closed with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. We search the address before we list, so any open permit is a line on a net sheet and not a surprise at inspection.

Drywall and the build years

The Florida Attorney General says homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall, and the Consumer Product Safety Commission's identification guidance looks first for drywall installed between 2001 and 2009 together with signs such as blackened copper wiring or air-conditioning coils. Sandoval's homes were completed from 2005 to 2019, so a buyer with a 2005 to 2008 build may ask. We print both sources with their own years and make no claim about any Sandoval home.

What Will a Buyer Ask About Flood Zones, Storms and Insurance in Sandoval?

A Sandoval buyer will ask which FEMA zone the lot is in, what flood insurance costs and whether the home flooded. Sandoval spans three designations, Zone AE with a base flood elevation of 7.0 feet NAVD88, Zone X shaded and Zone X unshaded, so the answer is a lot-level fact, not a community-wide one.

Data updated: October 2026 (FEMA National Flood Hazard Layer and flood insurance rate maps effective November 17, 2022; City of Cape Coral Floodplain Management notices; Citizens Property Insurance Corporation 2026 Lee County rate filings; National Hurricane Center report on Hurricane Ian; read October 7, 2026 unless stated).

The three designations

FEMA's flood map for Sandoval spans Zone AE with a base flood elevation of 7.0 feet NAVD88, Zone X shaded and Zone X unshaded, across panels 12071C0243G, 0244G, 0381G and 0382G, all effective November 17, 2022. The effective maps for Cape Coral became effective that date. FEMA has also issued 18 Letter of Map Amendment case records for Sandoval from 2006 to 2026. The zone is a lot-level fact: we send you to FEMA's Flood Map Service Center for your address, and to the City's flood portal for elevation certificates, which many buildings have on file and buildings from before 1993 may not.

The villas and Somerville

At the parcel point, 47 of the 69 attached villas are in Zone AE and 22 in Zone X, and 46 of the 69 lots straddle the AE and X line, as read from FEMA's layer on September 12, 2026. For Somerville, ten buildings sit in Zone AE and twelve in Zone X shaded on the effective map, and FEMA Letter of Map Amendment case 23-04-5574A, dated August 8, 2023, removed all 22 buildings and the pool house from the Special Flood Hazard Area. A lender may still require flood insurance.

The Community Rating System discount

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010, worth a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy in the city, X zone included. On November 22, 2024 the City announced that it retains its 25 percent flood insurance discount and avoided FEMA probation. The discount applies to National Flood Insurance Program premiums, so we ask for the buyer's own quote.

The 50 percent rule

An improvement or repair the cost of which equals or exceeds 50 percent of the market value of the building before the improvement is a substantial improvement, and the building must then meet the flood rules for new construction; substantial damage works the same way. Market value for the test is the value of the building only, land excluded, from a qualified independent appraisal prepared within 12 months or the tax assessment value adjusted by a factor from the property appraiser. A building brought into compliance must have its lowest floor at or above the base flood elevation plus 1 foot of freeboard. We cite the City's checklist and give no look-back period, because the current notice states none.

Hurricane Ian

The National Hurricane Center's report on Hurricane Ian says maximum inundation levels of 6 to 9 feet above ground level occurred in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, and that its Cape Coral sensors were lost or destroyed. No source we read states a surge depth, or the absence of one, at a Sandoval address, so we make no claim about any Sandoval home. The City's evacuation layer places the community address in the Central Cape area, evacuation level B, county zone B2, surge zone 2, as we read it in September 2026.

Insurance: what the published figures are

We print no flood or homeowners premium for a Sandoval home. Citizens Property Insurance Corporation's own Lee County 2026 filings show 5,586 homeowners multiperil policies at an average premium of $3,322 before and $3,039 after an approved change of minus 8.5 percent, 1,219 wind-only policies at $4,550 and $4,279, and 801 condominium unit-owner policies at $1,459 and $1,356. Those are Citizens' Lee County book, not Cape Coral alone, not the private market and not a quote.

Roofs, inspections and the wind mitigation form

Citizens requires a 4-point inspection for homes over 20 years old and asks for documentation of at least five years of remaining useful life once a roof passes 25 years, or 50 years for the roof types it treats as longer-lived; other insurers set their own rules. A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. For a Sandoval home built from 2005 to 2019, we collect roof, air-conditioning and window or shutter documents before we list, so the buyer's agent can ask for a quote on day three.

What Will a Buyer Ask About Schools, Drive Times and the Cape Coral Bridge?

Buyers will ask which schools serve the home, how far the essentials are and what the Cape Coral Bridge work means. Lee County assigns by proximity pool, not by a boundary, so a Sandoval address ranks a pool of elementary, middle and high school options, and the drive distances are measured in route miles.

Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027; Florida Department of Education 2025 to 2026 school grades workbook read September 2, 2026; route miles computed October 7, 2026; Lee County toll schedule and bridge replacement records).

We describe pools and distances. We do not name one school as "your" school or rate a school, and the district's address lookup is the document that confirms a particular address.

Schools by pool

Under the Student Enrollment Plan for 2026 to 2027, approved December 1, 2025, a Sandoval address sits in Elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot Elementary, Skyline Elementary and Trafalgar Elementary), Middle Proximity Zone BB (Gulf Middle and Trafalgar Middle) and High School West Zone, sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High). The City also runs its own municipal charter school system, Oasis Charter Schools, with four campuses, and Oasis High's own page says students in any Florida school district may seek enrollment under the state's open enrollment law, subject to capacity.

The state's grades, as published

The Florida Department of Education's 2025 to 2026 school grades are: Trafalgar Elementary A, Patriot Elementary C, Skyline Elementary C, Cafferata K-8 B, Trafalgar Middle A, Gulf Middle A, Cape Coral High B, Ida S. Baker High B, Mariner High C, Island Coast High C and North Fort Myers High A. Grades are the state's, read September 2, 2026, and they describe schools, not homes.

Distances

Straight-line distances from the community address are 0.46 miles to Trafalgar Middle, 0.69 to Trafalgar Elementary, 2.32 to Patriot Elementary, 2.37 to Skyline Elementary, 2.48 to Cafferata K-8, 2.63 to Ida S. Baker High, 2.73 to Gulf Middle, 3.19 to Mariner High, 3.26 to Cape Coral High, 7.51 to North Fort Myers High and 9.26 to Island Coast High. By route, Club Sandoval is 0.5 miles from Trafalgar Middle, 1.0 from Trafalgar Elementary and 3.3 from Ida S. Baker High.

Drive times in route miles

From Club Sandoval the route miles on October 7, 2026 were 1.3 to the Shops at Surfside grocery, 5.2 to Cape Coral City Hall, 6.6 to Cape Coral Hospital, 13.2 to downtown Fort Myers, 16.1 to Gulf Coast Medical Center, 19.4 to Fort Myers Beach, 23.5 to Punta Gorda, 25.3 to Sanibel, 25.4 to Southwest Florida International Airport and 52.4 to Naples. We give miles only, because a travel time depends on the hour and the day.

Bridge tolls and the bridge replacement

The Cape Coral Bridge and Midpoint Memorial Bridge toll for a two-axle vehicle is $2.00 with a transponder or prepaid account and $5.00 pay-by-plate, charged only on trips from Fort Myers toward Cape Coral or Sanibel. On September 19, 2023 the Lee County Board voted to advance the replacement design for the Cape Coral Bridge with a pedestrian bridge, with construction set to begin in 2026. We print no cost or completion date because published cost figures range from $184 million to about $360 million. The finished bridge goes from two lanes each way to three plus a shared-use path, and four lanes stay open during construction.

What Will a Buyer Ask About Amenities, Internet and Utilities in Sandoval?

Buyers will ask what the assessment includes. Sandoval's master assessment funds association-operated amenities and bundles internet, and City of Cape Coral water, sewer and irrigation serve the homes. The amenity inventory comes from the association's own pages, and we tell buyers what the association confirms in writing, not what a brochure says.

Data updated: October 2026 (Sandoval Community Association pages read through September and October 2026; City of Cape Coral rate schedule effective October 1, 2026; Lee County 2025 certified bills; Florida Division of Corporations records).

What the association publishes

Club Sandoval is two buildings totaling 11,944 square feet, 8,945 of it air-conditioned, built in 2006 and 2021 on a 7.49-acre tract. The association lists one lagoon pool with a waterslide and a children's splash feature, a fitness center, three tennis courts, four dedicated pickleball courts plus one tennis court convertible to two more, two bocce courts, basketball, sand volleyball, shuffleboard, horseshoes, disc golf, two dog parks, a resident-designed playground, a fishing pier on Calypso Lake, Calypso Park on a 3.88-acre recorded tract and the Esplanade, a linear park about two miles long. There is no golf course, no marina and no boat ramp. A second pool and cabana on the Somerville recreation tract belong to Somerville's own recreation association.

The lakes

The developer counts 20 lakes, Calypso Lake is 22.51 acres on the county record, and the association owns 25 water-classified parcels totaling about 124.8 acres. We never say "25 lakes." The lakes are not for swimming or boating under the recorded Use Restrictions, and we market them for what they are.

Internet

Internet is bundled into the master assessment. In 2025 the association contracted a fiber provider to build fiber to the home, and the association's documents page still reads up to 500 Mbps and does not mention the new provider, so we print no speed and ask the association for the delivered tier in writing.

City water, sewer and irrigation

City of Cape Coral water, sewer and irrigation serve Sandoval. Residential rates effective October 1, 2026 are a water capacity charge of $25.36 a month, a wastewater capacity charge of $32.83 a month and flat irrigation of $13.40 a month, plus usage of $5.44 per 1,000 gallons of water up to 5,000 gallons and $12.85 per 1,000 gallons of wastewater. Those capacity charges rose 11.0 percent from a year earlier. Detached homes and villas are on the City's curbside solid waste route and carry the City solid waste assessment; Somerville buildings are on containerized service billed through the association.

What is not on the bills

No Community Development District assessment: every Sandoval parcel is in Lee County taxing district 057, and two itemized 2025 bills and all 69 villa bills carry no district line. Neither sampled 2025 bill carries a utilities extension, water, sewer or irrigation assessment; where the City's extension is still being built, its published up-front amount for North 1 East is $32,288 per equivalent parcel, and Sandoval's sampled bills carry no such line. A payoff request through the City's free service shows any assessment, utility balance, open code case or open permit on a parcel.

How Do We Market a Sandoval Home?

We market a Sandoval home to the buyer its setting attracts, with professional photography, video and aerial footage, a documented listing file and a sign built to the association's specification. Every Sandoval listing is presented as the product it is, a detached home, a villa or a condominium, with its own costs and rules stated.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Sandoval Community Association documents page read October 7, 2026; Florida Statutes 720.401 and 689.302).

Photography, video and aerial footage that shows the setting

Aerial footage shows where a home sits on its street, how it relates to the lake and where the Esplanade runs. Video shows what an out-of-state buyer cannot see from a listing: the lot, the screened enclosure and the finished street. We do not describe Sandoval homes as waterfront in the Cape Coral canal sense, because there is no boat access, and we market the lakes for the view and the fishing pier.

The listing file buyers actually want

Before a Sandoval listing goes live we assemble the recorded covenants for your neighborhood, the correct estoppel order, the current dues tier, the most recent county tax bill, the flood determination and any elevation certificate, any wind mitigation form, the permit file, the roof, air-conditioning and window documents, and your closing documents from the purchase. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.

The sign and the access system

The association publishes a specification for realty signs and requires an open house to be registered in its access system, so we build the sign to the specification and register showings with the resident's access. These are small details that keep a listing from losing its street presence.

Getting the name right in your listing

Sandoval is the marketed name and the legal descriptions on the roll begin SANDOVAL for the master plats and SOMERVILLE for the condominium. We use the neighborhood name your street carries in the listing so a buyer searching it finds the home, and we never use a neighborhood name as if it were a separate community.

Reaching buyers beyond the MLS

Your listing appears on the MLS, on our team site and in our database of qualified buyers across Southwest Florida. If you want to see what is on the market in the city today, our Domain Realty Group team shows homes for sale in Cape Coral on its own site. For owners who want privacy, we can market discreetly to qualified buyers first and launch publicly with what we learn, and confidential conversations are welcome.

Marketing a resale beside new construction

On a street where a buyer can also tour a builder's model elsewhere in Cape Coral, we market what a new home cannot offer: a finished home on a known lot, a recorded sales history, a gated community with a published amenity inventory and no builder schedule. We show builders' dated asking prices as marketing, never as recorded prices.

How Do We Negotiate a Sandoval Sale on Your Behalf?

We negotiate a Sandoval sale as the partners who priced it, with the county record and the association file in hand. That means answering fee, estoppel, flood and insurance questions with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes 720.30851 and 720.401; NAR settlement terms effective August 17, 2024; Sandoval Community Association documents page read October 7, 2026).

Inspection and repair negotiations

Most renegotiation follows the inspection, usually over an item the buyer's inspector flags on a home built between 2005 and 2019: roof age, air-conditioning age or window and shutter status. When the listing file already answers those questions, the buyer's leverage shrinks. When a repair request is fair we price it; when it is a second negotiation on price, we say so and hold.

Appraisals built on the full record

A buyer's lender orders an appraisal, and the appraiser values the home on the comparables available. A community with 92 sales in 12 months has comparables, but they are spread across 27 neighborhoods and three products. We give the appraiser the county record, matched by parcel and date, and we explain how neighborhood, size, year built and lake position differ between sales. We do not promise an appraisal will meet the contract price; we prepare the evidence so the value is built from what closed.

The reserve contribution conversation

The $4,000 reserve contribution the association lists at a resale closing is a common point of negotiation. Knowing the figure, who pays it under your contract, and the date of the document that states it before the first offer arrives keeps the conversation from turning into an unplanned price reduction.

Offers are more than price

Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each. The dates in the contract set the timeline, and we print no default day count because the contract controls.

Commission and buyer-broker compensation

Commissions are negotiable and not set by law. Since August 17, 2024, offers of compensation to a buyer's broker are not advertised on the MLS, and buyers sign a written agreement before touring. A seller can offer compensation off the MLS or a concession toward the buyer's costs, and general concessions remain allowed on the MLS. We walk through what is typical in the current market before you list.

When the home is currently leased

If your home is leased, the leasing terms travel with the sale. The buyer pool narrows to investors and to owner-occupants who can wait out the term, which is a pricing consideration, and we model it before we list rather than discover it at the offer stage.

Sandoval vs Coral Lakes: What Should Sellers Tell Buyers?

Sandoval and Coral Lakes are both gated Cape Coral communities with clubhouse amenities, but Sandoval's 92 recorded sales had a $359,500 median and no builder sales, while Coral Lakes' 67 sales had a $247,990 median and include an estimated 45 builder first sales. Sellers should tell buyers the difference in evidence, price level and amenities.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026 for both communities; Coral Lakes Community Association amenities page and Sandoval Community Association pages read in 2026).

Buyers cross-shop these two, and a seller who knows both sets of facts can answer the question before it becomes an objection. If you own in Coral Lakes, our Coral Lakes community guide covers that community on its own terms.

The decision table

Sources: Lee County recorded sales, our analysis (Coral Lakes is every legal description beginning CORAL LAKES in ZIP 33909, every use code, so new homes the roll still codes as vacant land are counted); Coral Lakes Community Association amenities page; Sandoval Community Association pages. County heated-area figures are not comparable with MLS living area.

The price gap and what it measures

Sandoval's median sits $111,510 above Coral Lakes', or 1.45 times, on 92 sales against 67. The gap measures two different mixes of home: Sandoval's recorded sales are all resales of homes completed by 2019 and include detached homes up to $780,000, while the Coral Lakes record is weighted by smaller homes and builder first sales. A seller should say that the two communities are priced as different products and not subtract one median from the other.

Evidence and age

Sandoval's evidence is a community whose building has finished and whose resale market is the whole market. Coral Lakes' record includes an estimated 45 builder first sales in the 12 months, at a $245,990 median, and an estimated 73 in each of 2024 and 2025, so a Coral Lakes buyer can still choose a new home. A Sandoval seller should say plainly that Sandoval offers no new construction and that its sales history is entirely resales.

Amenities, as each association publishes them

From the Coral Lakes Community Association's own amenities page, as we read it: a clubhouse with a main hall, catering kitchen and meeting rooms, a heated and cooled resort-style pool, a second pool for laps and water exercise, a fitness center, lit tennis and basketball courts, ball fields, a playground, gated entry and lakes with fountains. Sandoval's association lists a lagoon pool with a waterslide and a splash feature, a two-building clubhouse, a fitness center, three tennis courts, four dedicated pickleball courts, bocce, basketball, sand volleyball, shuffleboard, horseshoes, disc golf, two dog parks, a playground, a fishing pier and a two-mile linear park. Coral Lakes lists a dedicated lap pool and ball fields; Sandoval lists two dog parks, the fishing pier and the Esplanade.

Fees and structure

Sandoval's master dues are $682.50 or $1,063.72 a quarter as the association publishes them, with no effective date, read October 7, 2026, and Sandoval has no community development district. We did not read a dated fee schedule for Coral Lakes, so we print none and tell a buyer to compare the estoppel on a named home in each.

Who should choose which

Tell a buyer to choose Sandoval if they want a completed community with an established resale record, a published amenity inventory, a lake setting and no district assessment on the tax bill. Tell a buyer to choose Coral Lakes if they want a lap pool and ball fields or a new home from a builder in a gated community. If budget decides, compare the all-in recurring charges on a named home in each, not the medians. If they are undecided, tour both on the same day and bring us the paperwork for each.

What Should Somerville and Villas Sellers Know?

Somerville and villa sellers need the same pricing discipline as the rest of Sandoval plus an extra association, an extra estoppel and different leasing rules. Somerville recorded 15 sales at a $255,000 median and the villas recorded 7 sales at a $315,000 median of the seven, and each has its own guide and seller page.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Division of Corporations records, City of Cape Coral permit portal and FEMA documents as read for the Somerville and Villas guides, dated in each).

Our dedicated guides cover each in full: the Villas at Sandoval community guide and its seller page, and the Somerville at Sandoval community guide and its seller page. Here is what changes if you own one of those products.

Attached villas on Anguilla Drive and Pamplico Court

The 69 villas are one-story, two-bedroom, two-bath homes built from 2013 to 2017 by Taylor Morrison of Florida, each a fee-simple platted lot coded single family, not a condominium. Two associations apply to every villa lot, the master and Villas I, and the villa association maintains, repairs and replaces the roofing, paints the exterior and carries casualty insurance on the common structural elements by recorded covenant. All 69 villas carry a re-roof permit applied between September 28, 2022 and September 12, 2026, with 68 filed between April 8 and April 12, 2024; who filed and who paid is not established. Leasing is limited to two times in twelve months at ninety days or more, a resale capital assessment of $1,000 applies, and a villa sale takes two estoppel certificates.

Somerville condominiums

Somerville has 172 units in 22 buildings on one street, built from 2005 to 2008 by Pulte, each unit two bedrooms and two baths with a one-car attached garage and a screened porch. Three layers of association apply: the master, the Somerville recreation association, and the owner's own section condominium association for the buildings, roofs and exteriors. The tile re-roof of all 22 buildings was applied in June 2024 at a declared value of $2,361,672.59 and a window and door replacement across all 22 buildings began in September 2025 at about $2,190,250 across 45 permits; how either was funded is not in the public record. The buildings are two stories, so the milestone inspection and structural integrity reserve study requirements do not apply, but reserves for roof, painting and paving still must be budgeted.

What both products share

Both products are priced from their own recorded sales, not from the community median, and both take longer paperwork than a master-only sale. On the Southwest Florida MLS (Matrix) for the 12 months to September 25, 2026, the eight villa closings took 4 to 291 days on market and the 15 Somerville closings a median of 87 days, and the June 15, 2026 villa pair at $295,000 and $313,500 shows how closely those sales cluster. A villa or Somerville seller should order every estoppel early and have the declarations for the right neighborhood in the listing file.

What Tax Questions Come Up When You Sell a Sandoval Home?

When you sell a Sandoval home, the tax questions are the federal gain on a main home, what happens to your homestead and Save Our Homes benefit, withholding when a seller is foreign and exchanges for investment property. We explain the rules and point you to the primary source; your tax adviser decides how they apply.

Data updated: October 2026 (Internal Revenue Service Topic 701 and FIRPTA guidance; Florida Statutes 193.155; Lee County Property Appraiser exemption guidance, read October 7, 2026).

Capital gains on a main home

Federal capital gains on a home sale are an Internal Revenue Service question, and the IRS explains the exclusion for a main home in Topic 701. We print no exclusion amount here because we did not re-read it for this guide; confirm it with your tax adviser or closing agent before you list.

Homestead and portability

When you sell, your Sandoval homestead exemption ends for that home. A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, called portability, if the new homestead is established within the statutory time, and in Lee County the application goes to the Property Appraiser. Confirm both with your tax adviser or closing agent.

Foreign sellers and FIRPTA

A foreign seller's buyer generally withholds 15 percent of the amount realized under FIRPTA; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. Many Cape Coral owners live elsewhere, so we raise it at the listing appointment.

Investment property and like-kind exchanges

A like-kind exchange under section 1031 covers real property held for investment or business, not a home used solely as a personal residence. The replacement property is identified in writing within 45 days and acquired within 180 days. If you hold a Sandoval home as a leased rental, talk to your tax adviser before you accept an offer.

What the ballot may change

Amendment 3 on the November 3, 2026 ballot would change homestead exemptions and the non-homestead cap from 2027 if it passes, as described in the timing section. It does not affect your 2026 sale.

Should I List, Sell for Cash or Sell by Owner in Sandoval?

Most Sandoval owners net more by listing with an experienced agent, because the estoppel, the association documents and the flood file are what stall a sale, and an agent resolves them. A cash sale trades price for speed, and selling by owner saves a commission but leaves you every disclosure.

Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Sandoval home specifically, where the right estoppel, the correct disclosure regime and the right neighborhood comparison decide whether a contract survives.

The decision table

Who should choose which

Choose a listing if your home's value depends on facts a buyer has to be shown: the neighborhood, the plan, the lake position, the flood file. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the flood disclosure and the association documents. If you are unsure, a free valuation shows you what each route would likely net.

How Do I Get a Free Sandoval Home Valuation?

You can get a free Sandoval home valuation three ways: through our Sandoval home valuation page, through our general home valuation request, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales, labeled by date and source.

We do not send an automated number. We send the recorded comparables from the county file for your neighborhood and product, the association and tax layers a buyer will see, your flood designation, the estoppel route for your home and a net sheet. There is no obligation.

What we need from you

Your street and neighborhood, your product, your closing statement from the purchase, the dues tier you pay, any open architectural review item, any flood determination or elevation certificate, whether you hold a wind mitigation form, the age of your roof, air conditioning and windows, whether the home is leased, and whether any exterior work lacks an approval letter. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.

Talk to us before you list

Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free Sandoval valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our Cape Coral seller page for the citywide picture, our guide to buying a home in Sandoval and our Cape Coral home valuation guide.

What Southwest Florida Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Sandoval seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile, and we do not edit, combine or summarize client words.

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" 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

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.

Frequently Asked Questions, Seller Edition

These are the questions Sandoval owners ask us most, answered from Lee County's recorded sales, the association's own documents, Florida law and the City and County records. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, Call Jesse direct at (239) 898-6072.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Sandoval Community Association documents page, Florida Division of Corporations records and the Department of Business and Professional Regulation estoppel notice read October 7, 2026; Florida Statutes read October 7, 2026).

How much is my Sandoval home worth?

Your value is set by recorded sales of comparable homes in your own neighborhood and product: in the 12 months to September 25, 2026, 70 detached homes sold at a $392,500 median, 7 attached villas at a $315,000 median of the seven and 15 condominiums at $255,000. Request a free Sandoval home valuation and we will build a number with the recorded comparables attached.

How do I sell my house in Sandoval?

Start by ordering the association paperwork for your product, then gather your 2025 tax bill, flood determination and any elevation certificate, price from your neighborhood's recorded sales and list with an agent who puts those facts in front of buyers on day one. Call Jesse direct at (239) 898-6072 to begin.

What did homes in Sandoval sell for in the last year?

Lee County recorded 92 qualified sales in the 12 months to September 25, 2026, with a $359,500 median and a range of $212,500 to $780,000. The split was 70 detached homes at $392,500, 7 attached villas at a $315,000 median of the seven and 15 Somerville condominiums at $255,000.

Why is the Sandoval median lower than the detached-home median?

Because 15 of the 92 sales were condominiums at a $255,000 median, which pulls the all-homes median $33,000 below the detached median, $359,500 against $392,500. It is a mix effect, not the price of any one home, and it is why pricing a Fairmont or Hopefield house from the community median leaves money on the table.

Are home prices dropping in Sandoval?

Modestly, on the county record. The all-homes median moved from $419,259 to $359,500, down 14.3 percent, while sales rose from 60 to 92, and single-family lots moved from $424,000 to $385,000, down 9.2 percent, with condominiums a larger share of sales. The detached median is 19.1 percent below its 2022 calendar-year level of $485,000.

How long does it take to sell a home in Sandoval?

On the Southwest Florida MLS (Matrix), Sandoval's 96 MLS-marketed closings in the 12 months to September 25, 2026 had a median of 78 days on market: 77 for detached homes and 87 for Somerville condominiums, while the eight villa closings ranged from 4 to 291 days (pulled October 10, 2026). Closing adds time set by your contract.

What sale-to-list ratio should I expect in Sandoval?

On the same Southwest Florida MLS (Matrix) pull of October 10, 2026, the median Sandoval sale in the 12 months to September 25, 2026 closed at 96.1 percent of its final list price: 96.4 percent for detached homes and 95.9 percent for Somerville condominiums, with a 94.5 percent mean across the eight villa closings. We confirm the ratio for your product on the day we price.

How many homes are for sale in Sandoval right now?

On October 10, 2026 the Southwest Florida MLS (Matrix) showed 31 Sandoval homes for sale, priced $315,000 to $779,000: 28 detached homes, three Somerville condominiums and no villa, with seven more under contract. That is 3.9 months of supply against the 12 months of MLS-marketed closings to September 25, 2026. Ask us for the count on the day you list.

Is now a good time to sell a house in Sandoval?

For a correctly priced home, the county record shows a functioning market: 92 sales in 12 months, up 53.3 percent on the prior 12 months, at lower medians than 2022 and 2023. Timing is personal, and we do not treat a market call as a data point. A free valuation shows where your home sits today.

How much does it cost to sell a home in Sandoval?

The fixed items are documentary stamps at $0.70 per $100, the owner's title premium if your contract assigns it to the seller and the capped estoppel certificates: $4,690.50 at the $359,500 median, 1.30 percent, before commission, payoff and prorations. Each 1 percent of that price is $3,595. The contract controls who pays what.

Who pays the documentary stamp tax in Florida, buyer or seller?

The tax is 70 cents per $100 under section 201.02, and in Lee County the seller customarily pays it, though the contract controls. On $359,500 it is $2,516.50, because 3,595 units times $0.70 is $2,516.50.

Does the seller pay for owner's title insurance in Lee County?

Customarily yes, and the seller chooses the closing agent, but no statute assigns it and the contract controls. The state sets the premium: $1,875 on $359,500 and $2,040 on $392,500, before any credit.

What is the $4,000 reserve contribution at a Sandoval resale?

It is a charge the association's page lists as payable at a resale closing, with no effective date, read October 7, 2026. Our Sandoval guide reads it as a buyer-side charge. It appears on the closing statement either way, so we confirm it from the estoppel and the contract before you accept an offer.

What are the Sandoval HOA dues?

As the association publishes them, $682.50 a quarter without landscaping and $1,063.72 with landscaping, which is $2,730.00 and $4,254.88 a year, with no effective date, read October 7, 2026. Villa and Somerville owners pay an additional neighborhood assessment that is not published; the estoppel certificate states the current amounts.

How does the landscaping dues tier affect my sale?

The landscaping tier is optional and costs $381.22 a quarter, $1,524.88 a year, more than the base tier. A buyer running a payment calculator reads it as added monthly cost, and it removes a chore many buyers value. There is no single right answer, only a right way to present it.

What does an estoppel certificate cost in Sandoval?

At the Department's current amounts the cap is $299 for a current account, $418 if expedited and delivered within 3 business days, and $478 if delinquent. A villa sale takes two certificates, up to $598 clean, and a Somerville sale up to three, up to $897 clean. The statute text prints lower amounts that the Department's adjustment has superseded.

How long does an estoppel certificate take?

The association must issue it within 10 business days of the request, and it is effective for 30 days, or 35 if mailed. We time the order to your contract and request an early copy to confirm the amounts and any open items.

Who issues the estoppel for a Somerville condominium or a villa?

The master association's page routes master requests through its management company's website and routes Villas 1 requests to a different company, while the state record lists Compass Rose Management for the Somerville corporations. Because those sources differ, we order through the published route on day one and see who answers in writing.

Does a Sandoval buyer need association approval to buy?

No. The master association says on its own documents page that Sandoval has no application process for new buyers. Tenants do go through a paid application, and the villa and Somerville associations have their own lease approval terms.

Can I sell a Sandoval home that is currently leased?

Yes, and the lease terms travel with the sale. The master allows 30 days to one year, villas allow two leases in twelve months at ninety days or more, and Somerville allows up to four leases in a calendar year. The buyer pool narrows to investors and to owner-occupants who can wait out the term, which we price in.

Do I have to disclose flooding to a Sandoval buyer?

Yes. Section 689.302 requires the seller to give the buyer the flood disclosure at or before the time the sales contract is executed, covering known flooding during your ownership, flood insurance claims and flood assistance. Answer accurately and attach repair permits and mitigation records.

What is the HOA disclosure summary and who gives it?

For a home in a Chapter 720 association, section 720.401 requires the buyer to receive the disclosure summary before signing, and without it the buyer may void the contract within 3 days of receiving it or before closing. A Somerville condominium sits under Chapter 718 instead, where section 718.503 sets a 7-day window. Your closing agent confirms the regime for your home.

Is Sandoval in a flood zone?

Sandoval spans Zone AE with a base flood elevation of 7.0 feet NAVD88, Zone X shaded and Zone X unshaded, on panels effective November 17, 2022. Which zone applies is a lot-level fact, so check your address on FEMA's Flood Map Service Center and ask for an elevation certificate.

What is the 50 percent rule and does it affect selling?

An improvement or repair costing 50 percent or more of the building's market value, land excluded, is a substantial improvement, and the building must then meet the flood rules for new construction. It matters if a buyer plans a major renovation or if damage occurs. We cite the City's checklist and print no look-back period.

Does a Sandoval buyer pay a community development district assessment?

No. Every Sandoval parcel is in Lee County taxing district 057, the City of Cape Coral district, and the two sampled 2025 tax bills and all 69 villa bills carry no district line. Bella Vida, by contrast, carries one.

Does Sandoval have a utilities extension assessment?

Neither sampled 2025 bill carries a utilities extension, water, sewer or irrigation assessment, and the City's ownership layer records Somerville's utilities as a developer contribution. A payoff request through the City's free service shows any assessment on your parcel.

Can a buyer keep a boat at a Sandoval home?

No on the water and only in an enclosed garage on land. The recorded Use Restrictions prohibit boating on every Sandoval water body, and boats, recreational vehicles, trailers and several other vehicles may be parked only in enclosed garages, with a 24-hour loading exception twice a month.

What property taxes will a buyer pay on my Sandoval home?

The 2025 certified millage in the City of Cape Coral district is 15.3806 mills, with 15.3250 for 2026 in the Property Appraiser's October 9, 2026 book, plus City and County assessments; a detached home paid $1,012.97 in non-ad-valorem lines on the sampled 2025 bill. At a $392,500 assessment with homestead, our illustration is $5,366.40 of ad valorem tax, not a bill.

Will a buyer's tax bill be the same as mine?

Not necessarily. A change of ownership resets the Save Our Homes cap and the buyer's exemptions are their own, which is why section 689.261 requires a disclosure warning that the seller's taxes are not a guide. Our illustration shows a homesteaded buyer at $5,366.40 and a non-homestead buyer at $6,015.06 on a $392,500 assessment.

How are property taxes prorated at closing?

Taxes are for the calendar year and paid in arrears, so the seller credits the buyer for the days the seller owned the home. On a $4,201.40 annual bill and a June 30 closing, 180 days gives $2,071.92. The title company may apply the early-payment discount convention.

How do I choose a real estate agent in Sandoval to sell my home?

Ask for recorded local pricing evidence, who personally negotiates, a written marketing plan and how the agent handles the estoppel and disclosure paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and both partners work every listing.

Who pays realtor commission in Florida after the NAR settlement?

The seller pays its own listing brokerage by negotiation, and compensation to a buyer's agent is optional and cannot be advertised on the MLS since August 17, 2024. Buyers sign their own written agreement before touring, and a seller can offer compensation off the MLS or a concession. Commission is not set by law.

Should I get a pre-listing inspection on a Sandoval home?

Often yes, on a community whose homes were completed from 2005 to 2019. The recurring negotiation items are roof age, air-conditioning age and window or shutter status, and none is visible from the street. Documentation shortens the inspection period.

What should I fix before listing a Sandoval home?

Start with the items that move a buyer's insurance quote and confidence: roof, air conditioning and window or shutter documents. Then clear association-visible items, such as anything stored outside a garage that the covenants require inside it and any open architectural review matter.

Should I sell to a cash buyer or list with an agent?

For a home in marketable condition, listing usually nets more, because a cash offer is priced to leave the buyer a margin. A cash sale can suit a home that cannot be insured or financed, or a seller who must close in days. Compare the written nets.

Can I sell a Sandoval house as is?

Yes. An as-is contract lets the buyer inspect and cancel rather than demand repairs, but it does not remove your duty to disclose known material defects under Johnson v. Davis or the statutory flood and tax disclosures.

Do I pay capital gains tax when I sell my Sandoval home?

That is a federal tax question; the IRS explains the exclusion for a main home in Topic 701. We print no exclusion amount here, so confirm it with your tax adviser or closing agent before you list.

What if I am a foreign seller?

The buyer generally withholds 15 percent of the amount realized under FIRPTA, 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less. Raise it at the listing appointment.

What should a villa seller do differently?

Order two estoppel certificates, one for each association, have the 2018 leasing terms ready, and confirm the $1,000 resale capital assessment from the estoppel. Villa sales are priced from the seven recorded sales, not a median, and the villa association maintains the roof by recorded covenant.

What should a Somerville seller do differently?

Order up to three estoppel certificates, know your section and your building's flood status, and have the declarations ready. Somerville recorded 15 sales at a $255,000 median, nine ground-floor-size units at a $249,000 median and six upper-size units at $271,000, so size sets the price.

Why Does a Sandoval Specialist Matter When You Sell?

A Sandoval specialist matters because value here turns on details a generalist misses: three products with three medians, a master association with several sub-associations, an estoppel route that depends on your home and a recorded set of rules on boats and vehicles. Buyers pay for that certainty, and a specialist supplies it.

If you are thinking, "I need someone to sell my house in Sandoval, Cape Coral," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Estero, Bonita Springs, Naples and the rest of Southwest Florida. Whether you are selling in Fairmont, Stonyhill, Lambay, Ashbury, Hopefield, Anguilla or Somerville, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

The place buyers are buying

Sandoval is a gated, master-planned community of about 1,425 homes by the community's own fiber agreement, on Veterans Memorial Parkway in Cape Coral, developed by Bonita Bay Group and finished in 2019. The county roll carries 1,406 homes. Our Sandoval community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your street to buyers.

Where the records live

The Lee County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded instruments, the Sandoval Community Association publishes its governing documents, the Florida Division of Corporations lists the associations, and the Department of Business and Professional Regulation publishes the estoppel caps. Our own offices are at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 and 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.

The wider Cape Coral picture

Some of your buyers will be comparing Sandoval with other Cape Coral communities. Our Cape Coral seller page and Cape Coral area guide cover the city side, our guides to Cape Royal and Bella Vida cover two nearby communities, and our comparison of Bonita Springs and Cape Coral helps buyers who are choosing between cities.

If you are buying your next home too

Before any of that, a free Sandoval home valuation tells you what you are working with. If you are also buying, whether moving within Sandoval or relocating, see our guide to buying a home in Sandoval and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.

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

If you are searching for a Sandoval listing agent, or thinking, "I need to sell my house in Sandoval," McGreevy and Comisar are the team to call. We price from the recorded sales in your own neighborhood, order the right estoppel on day one and negotiate every offer ourselves.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.

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

Sandoval record, last 12 months: 92 recorded sales at a $359,500 median, from September 26, 2025 to September 25, 2026 (Lee County recorded sales; county roll dated October 4, 2026). Call Jesse direct at (239) 898-6072, or ask for your free Sandoval valuation.

Downloadable Documents

Every document behind the rules and figures in this guide is public and linked to the issuing authority's own copy. These are the ones a Sandoval seller actually uses: the state's estoppel caps, the disclosure statutes, the association's recorded covenants and forms, the County and City tax and flood records, and the federal tax and flood references.

Sources and Authoritative References

Every figure in this Sandoval seller guide traces to one of the primary sources below, read on October 7, 2026 unless a line says otherwise: Lee County and its Property Appraiser, the City of Cape Coral, the Sandoval Community Association, the School District of Lee County, Florida statutes and agencies, federal agencies, builders' own pages and our own published guides.

Recorded-sale figures are our analysis of the Lee County Property Appraiser's roll dated October 4, 2026 and its public sales file, qualified sales recorded through September 25, 2026. Builder prices are builder marketing, read October 7, 2026, and are not recorded prices. No listing portal, brokerage or valuation aggregator was used for any figure.

1. Lee County Property Appraiser, property search and public roll, roll dated October 4, 2026, recorded sales through September 25, 2026, our analysis. https://www.leepa.org/Search/PropertySearch.aspx
2. Lee County Property Appraiser, General Exemption Information, tax year 2026. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
3. Lee County Property Appraiser, 2025 Taxing District Millage Book. https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
4. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026. https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
5. Lee County Property Appraiser, Lee County Tax Rolls. https://www.leepa.org/Roll/TaxRoll.aspx
6. Lee County Property Appraiser, parcel fabric. https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
7. Lee County Tax Collector, property taxes. https://www.leetc.com/property-taxes/
8. Lee County, Standard Toll Fares, LeeWay. https://www.leegov.com/tolls/cost
9. Lee County, Commissioners confirm design direction for Cape Coral bridge replacement, September 19, 2023. https://www.leegov.com/dot/News%20Documents/Lee%20Commissioners%20confirm%20design%20direction%20for%20Cape%20Coral%20bridge%20replacement.pdf
10. Lee County Community Development, FEMA map changes. https://www.leegov.com/dcd/flood/floodways/femamapchanges
11. City of Cape Coral, Assessments. https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php
12. City of Cape Coral, Utilities Extension Project frequently asked questions. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/frequently_asked_questions.php
13. City of Cape Coral, North 1 East assessment costs. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_east_assessment_costs.php
14. City of Cape Coral, Special Assessment FAQs. https://www.capecoral.gov/department/financial_services/customer_billing_services/special_assessment_faqs.php
15. City of Cape Coral, CapeIMS and the payoff request service. https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/capeims.php
16. City of Cape Coral, water, wastewater and irrigation rate schedules effective October 1, 2026. https://www.capecoral.gov/Documents/Departments/Financial%20Services/Customer%20Billing%20Services/UT-Rates-Current.pdf
17. City of Cape Coral, Flood Protection. https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php
18. City of Cape Coral, Substantial Improvement and Damage application checklist and notice, updated July 1, 2025. https://www.capecoral.gov/Documents/Document%20Hub/Permit%20Document%20Center/Improvements%20and%20Repairs%20of%20Buildings%20in%20Flood%20Zones/Substantial%20Improvement%20Damage%20Application%20Checklist%20-%20FEMA%20Packet%207-1-25%20-%20Fillable.pdf
19. City of Cape Coral, FEMA and Community Rating System notices, November 22, 2024. https://www.capecoral.gov/departments/emergency_management_resilience/fema.php
20. City of Cape Coral, flood elevation certificate portal. https://capecoralfl.withforerunner.com/
21. City of Cape Coral, Property Tax Toolkit. https://www.capecoral.gov/government/property_tax_toolkit.php
22. City of Cape Coral, Fire Services Assessment. https://www.capecoral.gov/government/city_manager/fire_services_assessment.php
23. City of Cape Coral, City Council approves 2027 budget, maintains millage rate, October 6, 2026. https://www.capecoral.gov/news_detail_T4_R796.php
24. City of Cape Coral, HB 803 permit rules effective July 1, 2026. https://www.capecoral.gov/news_detail_T4_R715.php
25. City of Cape Coral, EnerGov Citizen Self Service permit search. https://energovweb.capecoral.gov/EnerGovProd/SelfService
26. City of Cape Coral, Oasis Charter School information. https://www.capecoral.gov/departments/human_resources/oasis_charter_school_information.php
27. Florida Statutes section 28.24, service charges. https://www.flsenate.gov/Laws/Statutes/2026/28.24
28. Florida Statutes section 193.155, homestead assessments. https://www.flsenate.gov/Laws/Statutes/2026/193.155
29. Florida Statutes section 197.162, tax discount payment periods. https://www.flsenate.gov/Laws/Statutes/2026/197.162
30. Florida Statutes section 199.133, nonrecurring intangible tax. https://www.flsenate.gov/Laws/Statutes/2026/199.133
31. Florida Statutes section 201.02, tax on deeds. https://www.flsenate.gov/Laws/Statutes/2026/201.02
32. Florida Statutes section 201.08, tax on notes and mortgages. https://www.flsenate.gov/Laws/Statutes/2026/201.08
33. Florida Statutes section 475.278, authorized brokerage relationships. https://www.flsenate.gov/Laws/Statutes/2026/475.278
34. Florida Statutes section 553.79, permits and inspections. https://www.flsenate.gov/Laws/Statutes/2026/553.79
35. Florida Statutes section 553.899, mandatory structural inspections for condominium buildings. https://www.flsenate.gov/Laws/Statutes/2026/553.899
36. Florida Statutes section 689.261, disclosure of ad valorem taxes. https://www.flsenate.gov/Laws/Statutes/2026/689.261
37. Florida Statutes section 689.302, disclosure of flood risks. https://www.flsenate.gov/Laws/Statutes/2026/689.302
38. Florida Statutes section 718.112, bylaws and structural integrity reserve study. https://www.flsenate.gov/Laws/Statutes/2026/718.112
39. Florida Statutes section 718.116, assessments and estoppel certificate. https://www.flsenate.gov/Laws/Statutes/2026/718.116
40. Florida Statutes section 718.503, nondeveloper unit owner disclosure. https://www.flsenate.gov/Laws/Statutes/2026/718.503
41. Florida Statutes section 720.30851, estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
42. Florida Statutes section 720.401, prospective purchasers subject to association membership. https://www.flsenate.gov/Laws/Statutes/2026/720.401
43. Florida Department of Revenue, Save Our Homes annual assessment limitation table. https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
44. Florida Department of Revenue, Documentary Stamp Tax. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
45. Florida Department of Revenue, Nonrecurring Intangible Tax. https://floridarevenue.com/taxes/taxesfees/Pages/nonrecurring_intangible_tax.aspx
46. Florida Department of Business and Professional Regulation, estoppel certificate fees notice. https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
47. Florida Department of Business and Professional Regulation, license lookup. https://www.myfloridalicense.com/wl11.asp
48. Florida Division of Corporations, entity name search. https://search.sunbiz.org/Inquiry/CorporationSearch/ByName
49. Florida Administrative Code rule 69O-186.003, title insurance rates. https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
50. Florida Department of Financial Services, title insurance overview. https://www.myfloridacfo.com/division/consumers/understanding-insurance/title-insurance-overview
51. Florida Attorney General, how to protect yourself from Chinese drywall. https://www.myfloridalegal.com/consumer-protection/how-to-protect-yourself-chinese-drywall
52. Citizens Property Insurance Corporation, 2026 approved rate changes by county. https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7
53. Citizens Property Insurance Corporation, inspections, 4-point and roof rules. https://www.citizensfla.com/inspections
54. Citizens Property Insurance Corporation, your wind mitigation inspection. https://www.citizensfla.com/-/content-your-wind-mitigation-inspection
55. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
56. Federal Emergency Management Agency, Flood Map Service Center. https://msc.fema.gov/portal/home
57. Federal Emergency Management Agency, FloodSmart. https://www.floodsmart.gov/
58. Internal Revenue Service, FIRPTA withholding. https://www.irs.gov/individuals/international-taxpayers/firpta-withholding
59. Internal Revenue Service, Instructions for Form 8824, like-kind exchanges. https://www.irs.gov/instructions/i8824
60. Internal Revenue Service, Topic 701, sale of your home. https://www.irs.gov/taxtopics/tc701
61. U.S. Consumer Product Safety Commission, how can I tell if my home has problem drywall. https://www.cpsc.gov/safety-education/safety-education-centers/drywall-information-center/how-can-i-tell-if-my-home-has-problem-drywall
62. National Association of REALTORS, Written Buyer Agreements 101. https://www.nar.realtor/the-facts/written-buyer-agreements-101
63. National Association of REALTORS, what the NAR settlement means for home buyers and sellers. https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
64. National Association of REALTORS, summary of 2024 MLS changes. https://www.nar.realtor/about-nar/policies/summary-of-2024-mls-changes
65. Supreme Court of Florida, Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
66. School District of Lee County, Student Enrollment Plan 2026 to 2027. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
67. School District of Lee County, open enrollment entirely online January 20. https://www.leeschools.net/news/january_2026/open_enrollment_entirely_online_january_20th
68. Florida Department of Education, school grades 2025 to 2026 workbook, read September 2, 2026. https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
69. Oasis Charter Schools, Cape Coral Charter School Authority. https://www.capecharterschools.org/
70. Oasis High School, prospective students. https://www.oasishighschool.net/prospective-students
71. Sandoval Community Association, governing documents index. https://www.livesandoval.com/documents
72. Sandoval Community Association, Declaration of Covenants, Conditions and Restrictions, recorded scan, listed on the documents page. https://www.livesandoval.com/files/Declaration%20of%20Covenants%20Master.pdf
73. Sandoval Community Association, Use Restrictions recorded July 12, 2005, listed on the documents page. https://www.livesandoval.com/files/Use%20Restrictions%20Recorded%207-12-05.pdf
74. Sandoval Community Association, amendment to the Declaration, April 2008, listed on the documents page. https://www.livesandoval.com/files/Amendment%20to%20Declaration%20of%20CCRs%20April%202008.pdf
75. Sandoval Community Association, Villas 1 amendment, February 2018, listed on the documents page. https://www.livesandoval.com/files/Amendment%20to%20CRRs%20for%20Villas%201%2002022018.pdf
76. Sandoval Community Association, Supplemental Declaration for Somerville at Sandoval, listed on the documents page. https://www.livesandoval.com/files/Supplemental%20Declaration%20for%20Somerville%20at%20Sandoval.pdf
77. Sandoval Community Association, realty signage guidelines, listed on the documents page. https://www.livesandoval.com/files/Signage%20Guidelines%20-%20Realty%20Signs.pdf
78. Sandoval Community Association, rental application, May 19, 2026 form, listed on the documents page. https://www.livesandoval.com/files/RENTAL%20APPLICATION%20May%2019%2C%202026.pdf
79. Sandoval Community Association, architectural review application, May 9, 2024. https://www.livesandoval.com/files/ARC%20Review%20Application%20Form%20May%209%202024.pdf
80. Sandoval Community Association, Club Sandoval community center. https://www.livesandoval.com/community-center
81. Sandoval Community Association, Lagoon Pool. https://www.livesandoval.com/pool
82. Sandoval Community Association, the Esplanade. https://www.livesandoval.com/esplanade
83. Sandoval Community Association, Calypso Park and pier. https://www.livesandoval.com/calypso
84. Coral Lakes Community Association, amenities. https://ourcorallakes.com/amenities/
85. Cape Royal homeowners association, golf and dining. https://www.caperoyalhoa.com/golf-dining
86. D.R. Horton, new homes in Cape Coral, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
87. D.R. Horton, Stonewater, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
88. Lennar, new homes in Cape Coral, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
89. Maronda Homes, Burnt Store, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
90. Holiday Builders, Cape Coral market, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
91. Adams Homes, Cape Coral-North, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
92. LGI Homes, Cape Coral, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
93. Christopher Alan Homes, Cape Coral, builder marketing, read October 7, 2026, cited as text; the builder's own Cape Coral page.
94. Cape Coral Breeze, Cape Council sets fees and assessments, August 26, 2026. https://www.capecoralbreeze.com/news/breaking-news/2026/08/26/cape-council-sets-fees-assessments-2/
95. Gulfshore Business, Cape Coral City Council sets fiscal 2027 property tax cap, July 23, 2026. https://www.gulfshorebusiness.com/lee/cape-coral-city-council-sets-fiscal-2027-property-tax-cap/article_4b31c6c6-872c-43aa-bcdf-02d76173d781.html
96. School District of Lee County, School Board approves FY27 budget, posted September 9, 2026. https://www.leeschools.net/news/september_2026/board_approves_fy27_budget
97. Leon County Property Appraiser, Florida's 2026 Proposed Amendment 3. https://www.leonpa.gov/ProposedAmendment
98. McGreevy and Comisar, Sandoval community guide. https://mcgreevyandcomisar.com/neighborhoods/sandoval
99. McGreevy and Comisar, seller closing costs in Florida. https://mcgreevyandcomisar.com/seller-closing-costs-florida
100. McGreevy and Comisar, Cape Coral area guide. https://mcgreevyandcomisar.com/cape-coral
101. Lee County Property Appraiser public roll and recorded sales file for the Sandoval footprint, legal descriptions beginning SANDOVAL, ending AT SANDOVAL or beginning SOMERVILLE PHASE III, ZIP 33991, qualified sales September 26, 2025 to September 25, 2026, newest recorded sale September 8, 2026, our analysis.
102. Southwest Florida MLS (Matrix), Residential, Development SANDOVAL, closings in the 12 months to September 25, 2026 and active listings on October 10, 2026, pulled October 10, 2026, our analysis; Cape Royal and Royal Tee, Bella Vida, Coral Lakes and Sawgrass at Coral Lakes by MLS Development name from the same pull.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida listing team Sandoval sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.

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

For this seller guide we tracked all 92 recorded Sandoval sales over the 12 months to September 25, 2026 and read the Lee County Property Appraiser's roll, the association's published documents and the state's corporation records, so the figures here come from public records rather than estimates.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
• Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral

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

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Sandoval or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.

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

Ready to sell? Call Jesse direct at (239) 898-6072, or start with the Sandoval seller valuation request. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This seller guide is general information about selling a home in Sandoval, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.