Updated October 2026
Selling a Somerville at Sandoval condominium in Cape Coral? We price it on 15 Lee County recorded sales, your size group and Section, and the three-association paperwork a buyer reads. Call Jesse McGreevy at (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a condominium in Somerville at Sandoval is a paperwork job before it is a pricing job: your unit belongs to three associations, your buyer has a statutory right to a document package and a cancellation window, and Lee County recorded only 15 sales here in the 12 months to September 25, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this guide for owners of the 172 two-bedroom condominiums on Somerville Loop, inside the gates of Sandoval in Cape Coral. For the neighborhood itself, from the plat and the associations to the flood map, start with our Somerville at Sandoval community guide; for the master community around it, see our Sandoval guide, and for the city, our Cape Coral area guide.
If you are still choosing who should list your unit, 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 Somerville at Sandoval home valuation, and we will send you the recorded sales we used, labelled by date and source. To see homes for sale in Cape Coral today, our team site at Domain Realty Group lists current inventory.
To sell a Somerville at Sandoval condominium in 2026, price it on Lee County's recorded sales and your unit's county living area, order the association documents and estoppel certificates before you list, and tell buyers early which of three associations bills what. Lee County recorded 15 sales here in the 12 months to September 25, 2026, at a $255,000 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, the 12 months from September 26, 2025; county roll dated October 4, 2026; our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
In the 12 months to September 25, 2026 we tracked every Lee County recorded sale in Somerville at Sandoval: 15 resales, from $212,500 to $320,000. Every price opinion our team writes here starts from that record. We lead with the county because it counts every state-qualified sale whether or not it was listed, and no sale here was a builder sale, since Pulte finished the last building in 2008. Two measures the county file cannot give, days on market and the sale-to-list ratio, come from the Southwest Florida MLS for the same 12 months (pulled October 10, 2026): across 15 Somerville closings, a median of 87 days on market and a median of 95.9 percent of the final list price. We keep those MLS figures apart from the county count and never borrow a figure from another community.
Somerville at Sandoval is a condominium neighborhood of 172 two-bedroom, two-bath units in 22 buildings on one street, Somerville Loop, in Cape Coral ZIP 33991. The county roll dated October 4, 2026 carries 171 of the units; one Section II unit is in the county parcel map but not in the roll extract. Buildings 10 and 11 carry the short legal description SOMERVILLE PHASE III, which never says Sandoval, so a records search on the word Sandoval alone misses 16 of the 172 units. We count them.
Five things move a Somerville sale more than finishes do. The first is size and floor: the county measures six living areas, 1,345 to 1,392 square feet on the ground floor and 1,650 to 1,725 on the upper floor, and in the 12 months to September 25, 2026 the nine sales of ground-size units had a $249,000 median while the six of upper-size units had $271,000. The second is the fee stack: three associations, which MLS closing records put at a median of $7,848 a year across 15 closings (Southwest Florida MLS, 12 months to September 25, 2026, pulled October 10, 2026). The third is paperwork: a sale can need up to three estoppel certificates at up to $299 each. The fourth is the building envelope, with a full re-roof applied in June 2024 and a window and door replacement begun in September 2025. The fifth is flood: FEMA's Letter of Map Amendment of 2023 removed all 22 buildings from the Special Flood Hazard Area, and a lender may still ask for coverage. Each of these is a matter of record, and an automated estimate sees none of them.
A Somerville listing competes first with other Somerville units, then with the 69 attached villas next door at Villas at Sandoval, which recorded 7 qualified sales in the same 12 months between $295,000 and $339,000, and with Sandoval's 1,166 detached homes, which recorded 70 sales at a $392,500 median. Beyond the gates, the six Cape Coral ZIP codes recorded 535 condominium sales at a $210,000 median, and builders advertise new homes from prices that start in the $270,000s. Holiday Builders' own Cape Coral page read "Priced From $274,490" on October 7, 2026. That is a marketing price, not a recorded one, and we never set it beside a recorded sale as if they measured the same thing.
We cover the recorded market by window, size and price band; what a Florida condominium seller must deliver and when; the milestone inspection and structural integrity reserve study rules as they apply to a two-story building; the three associations and their estoppels; the fee stack a buyer's lender will read; how we price, market and negotiate a unit; the rules buyers ask about; the comparison with the Villas and with detached Sandoval homes; flood, insurance and schools; the cost of selling at three prices; and more than thirty seller questions answered directly.
McGreevy and Comisar price Somerville at Sandoval condominiums on the records that move them: Lee County's recorded sales, the unit's county living area, the three associations' documents, the 2023 flood map amendment and the dated envelope work. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis).
We are the partners who price your unit, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Somerville listing. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ team transactions.
A Somerville listing agent has to know that a unit here is a Chapter 718 condominium and, at the same time, a parcel in two Chapter 720 homeowners' associations: the Sandoval Community Association and the Somerville at Sandoval Recreation Association. The buildings belong to one of four Section condominium associations, the roads, driveways and lawns belong to the Recreation Association, and the gates, Club Sandoval and the lakes belong to the master. Those are the facts buyers, lenders and title companies raise, and we put them in front of them first.
Somerville turns over slowly, about 8.8 percent of its 171 roll units a year (15 sales), so an MLS-only view of a handful of closings is a thin sample. The county's deed record counts every state-qualified sale. We pull every recorded sale in the neighborhood, separate units by size group and Section, and set them beside the fee stack, which we label by its own instrument. That is a pricing discipline a portal estimate cannot supply.
Jesse and Marc both work every listing personally. The person who priced your unit is the person who hears the buyer's question about the estoppel, reads the lender's condominium questionnaire and negotiates the repair credit. In a neighborhood where only a few units sell in a year, continuity is how a price holds.
We will not quote a value from a portal estimate, print an association fee we cannot source, or tell a buyer that a pool has a spa because a 2008 brochure said so. Where a record is not public or was not available to us, we say so and name the document that holds it. The four Section declarations of condominium were not read for this guide, and they decide each unit's percentage share and any approval right, so we tell you to order them. Candor early is what keeps a contract from being renegotiated at the inspection.
Lee County recorded 15 Somerville at Sandoval condominium sales in the 12 months to September 25, 2026, at a median of $255,000, a range of $212,500 to $320,000 and $174.72 per square foot of county heated area. Fourteen of the 15 closed between $200,000 and $299,999, and none was a builder sale.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, shown separately).
For this guide we tracked every qualified recorded sale in Somerville at Sandoval. Every number in this section comes from the county's recorded, state-qualified sales, the public record of what closed, rather than from asking prices or a portal estimate. A county price per square foot is per square foot of county heated area, and we never set it beside an MLS living-area figure.
Window | Recorded sales | Median | Low | High |
|---|---|---|---|---|
Sept 26, 2025 to Sept 25, 2026 (12 months) | 15 | $255,000 | $212,500 | $320,000 |
Sept 26, 2024 to Sept 25, 2026 (24 months) | 20 | $264,950 | $212,500 | $320,000 |
Sept 26, 2023 to Sept 25, 2026 (36 months) | 30 | $275,950 | $212,500 | $355,000 |
Sept 26, 2021 to Sept 25, 2026 (60 months) | 61 | $310,000 | $212,500 | $388,360 |
November 18, 2005 to Sept 25, 2026 (all recorded history) | 411 | $210,000 | $89,000 | $388,360 |
Source: Lee County Property Appraiser roll and county sale file, our analysis. Each row is its own window, so the 15 sales sit inside the 20, which sit inside the 30, and we do not add the rows together. The 12-month window is the first with 10 or more sales, which is why it carries the page.
With fewer than 20 sales in a year, a median is a summary of a short list, so here is the list. Every sale is a resale on Somerville Loop; we print no unit number, and the last column is the sale price divided by the county's heated area.
Recorded | Price | County heated area | Price per square foot |
|---|---|---|---|
December 29, 2025 | $240,000 | 1,373 | $174.80 |
December 30, 2025 | $212,500 | 1,373 | $154.77 |
February 12, 2026 | $249,000 | 1,373 | $181.35 |
February 27, 2026 | $270,000 | 1,688 | $159.95 |
March 6, 2026 | $320,000 | 1,650 | $193.94 |
March 13, 2026 | $235,000 | 1,345 | $174.72 |
March 23, 2026 | $250,000 | 1,373 | $182.08 |
April 23, 2026 | $264,900 | 1,725 | $153.57 |
May 22, 2026 | $250,000 | 1,373 | $182.08 |
June 19, 2026 | $272,000 | 1,650 | $164.85 |
June 26, 2026 | $270,000 | 1,650 | $163.64 |
July 16, 2026 | $279,900 | 1,650 | $169.64 |
July 22, 2026 | $239,000 | 1,373 | $174.07 |
July 27, 2026 | $255,000 | 1,373 | $185.72 |
August 7, 2026 | $282,500 | 1,373 | $205.75 |
Source: Lee County Property Appraiser roll and county sale file, qualified sales September 26, 2025 to September 25, 2026, our analysis. The median of the 15 prices is the eighth in order, $255,000, and the median of the 15 prices per square foot is $174.72. Every unit is two bedrooms and two baths.
The county measures the ground-floor units at 1,345, 1,373 or 1,392 square feet and the upper-floor units at 1,650, 1,688 or 1,725. Splitting the 15 sales on that line shows the pattern a seller needs to price against.
Group | Sales | Median price | Range | Median per square foot |
|---|---|---|---|---|
Ground-size units (1,345 to 1,392 sq ft) | 9 | $249,000 | $212,500 to $282,500 | $181.35 |
Upper-size units (1,650 to 1,725 sq ft) | 6 | $271,000 | $264,900 to $320,000 | $164.24 |
Source: the 15 recorded sales above, our analysis. The upper-size median is the mean of the middle pair, $270,000 and $272,000. The upper units sell for $22,000 more at the median ($271,000 less $249,000) and carry 277 to 352 more square feet of county living area than a 1,373-square-foot ground unit, so they cost less per square foot. A seller who quotes a neighbor's price without matching the size group is quoting a different home.
Calendar year | Recorded sales | Median |
|---|---|---|
2019 | 25 | $186,000 |
2020 | 13 | $205,000 |
2021 | 28 | $257,450 |
2022 | 18 | $347,450 |
2023 | 6 | $356,250 |
2024 | 11 | $317,500 |
2025 | 6 | $264,250 |
2026 through September 25 | 13 | $264,900 |
Source: Lee County Property Appraiser roll and county sale file, our analysis. From the 2022 median of $347,450 (18 sales) to the 2026 median so far of $264,900 (13 sales) is a fall of 23.8 percent ($82,550 divided by $347,450). Years with 6 sales are thin, and we name the count every time we print their medians.
The 12 months before this window, September 26, 2024 to September 25, 2025, held 5 recorded sales, at a median of $283,500: December 30, 2024 at $265,000; January 30, 2025 at $320,000; March 17, 2025 at $283,500; June 4, 2025 at $245,000; and August 20, 2025 at $285,000. Against that, the latest 12 months show three times the sales (15 against 5) and a median 10.1 percent lower ($255,000 against $283,500, a gap of $28,500). Five sales is not a trend, and we would not read it as one. We would read it as a neighborhood where supply is small enough that a few sales move the figures.
The 15 sales fall by Section as 5 in Section I, 3 in Section II, 5 in Section III and 2 in Section IV. With fewer than 10 sales in each, we print no Section median; the list above is the evidence. Section IV, with 14 units in two buildings finished in 2008, is the one a seller should ask us about before pricing, because its units measure 1,345, 1,392, 1,688 or 1,725 square feet on the cost cards (the October 4, 2026 roll records the largest Section IV units at 1,734 heated square feet) and its association costs ran higher in the MLS record (see the fee stack below).
Fourteen of the 15 sales closed from $200,000 to $299,999, one closed from $300,000 to $399,999, and none closed under $200,000 or at $400,000 and above. The band is narrow. A listing priced above $300,000 is asking for a price only one unit reached in 12 months, and that unit was an upper-size unit that sold in March 2026 at $320,000.
The Southwest Florida MLS is a second instrument, and we keep it apart from the county figures. Pulled on October 10, 2026, for closings from September 26, 2025 to September 25, 2026, the same window as the county figures, it shows 15 Somerville closings, a median sold price of $255,000, a range of $212,500 to $282,500, a median of 87 days on market, a median sale-to-list ratio of 95.9 percent (90.6 to 100 percent on individual closings, none above list) and a median of 1,373 square feet of MLS living area at $174.07 per square foot of MLS living area. On the pull date 3 Somerville units were active, listed at $315,000 to $329,000, and 1 was pending: against 15 closings a year, about 2.4 months of supply. Both instruments count 15 sales in the window, but they are separate records and the county range runs to $320,000 where the MLS range stops at $282,500, so we never blend them.
Start with the count. Fifteen sales in 12 months across 171 units is a thin market, so the price you ask matters more here than in a community with hundreds of sales. Then match your unit to its size group and its Section, because the group medians sit $22,000 apart. Then read the fee stack and the paperwork sections below, because in a market this small, a buyer who finds a surprise in the estoppel walks to the next unit, and the next unit is usually in your own neighborhood.
A Florida condominium seller gives the buyer the association's governing documents, budget, financial statement and Frequently Asked Questions sheet, and the buyer may cancel within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. Separate duties cover flood history, property taxes and known defects. The contract controls the details.
Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7, 2026; Florida Department of Business and Professional Regulation notice read October 7, 2026). This section is information, not legal advice.
Selling a condominium is a different job from selling a house, and a Somerville seller has more to assemble than most because the unit sits in three associations. The calendar below puts each duty in the order a seller meets it.
Item | Statute or source | What it requires | When |
|---|---|---|---|
Condominium document package | s. 718.503 | Declaration, articles, bylaws and rules, annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the summary of the milestone inspection and the latest structural integrity reserve study where they exist, at the seller's expense | Before the buyer's cancellation window starts |
Buyer's cancellation right | s. 718.503 | The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving the documents | After the contract is signed |
Estoppel certificates | ss. 718.116 and 720.30851 | Association states what is owed; due within 10 business days of the request; good for 30 days (35 if mailed) | Order on day one |
Flood disclosure | s. 689.302 | Known flooding, flood insurance claims and flood assistance | At or before the contract is executed |
Property tax summary | s. 689.261 | Warning that the buyer should not rely on the seller's tax bill | At or before the contract is executed |
Known defects | Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) | Disclose known facts that materially affect value and are not readily observable | Before the buyer commits |
Homeowners' association summary | s. 720.401 | See the two-regime note below | Before the contract is signed, where it applies |
Open permits | s. 553.79(16) and (17) | Rules for closing an open permit | Before closing |
Source: Florida Statutes, 2026 edition, read October 7, 2026; Florida Department of Business and Professional Regulation. The contract controls the allocation of costs and the dates.
Section 718.503 entitles a buyer to the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the summary of the milestone inspection and the most recent structural integrity reserve study where they exist, all at the seller's expense. For a Somerville unit that is up to four Section document sets across the neighborhood, one for your Section, so we order the set for your Section on day one. The master and the Recreation Association documents come through the management company named on the state's corporation records, and the Section declarations can also be pulled from the Lee County Clerk's official records.
The same section lets the buyer void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving the documents. For a seller that is a scheduling fact, not a threat. A buyer who has the budget, the financial statement and the estoppel in hand on day one has fewer questions on day seven. A buyer who gets them late has a window that opens late. We read no default day count for inspections or financing out of the statutes, because those dates are set in the contract, and we say so when a seller asks.
Section 689.302 requires the seller of residential real property to give the buyer a flood disclosure at or before the time the contract is executed. It covers known flooding during the seller's ownership, flood insurance claims, including National Flood Insurance Program claims, and flood assistance, including FEMA's. The statute text we read gives the buyer no right to cancel on that disclosure. For a Somerville seller the useful addition is the 2023 FEMA letter described below, which is a document you can hand over.
Section 720.401 is the homeowners' association disclosure summary. Its subsection (2) says the section does not apply to associations under chapters 718, 719, 721 and 723, and a Somerville unit sits in both worlds: a Chapter 718 condominium association, and two Chapter 720 associations, the master and the Recreation Association. Which pre-contract documents the law requires for a mixed unit is a question for your closing agent or attorney, and this guide is information, not legal advice. Our practice is to assemble both sets before listing so that no buyer is waiting for a document that may not have been owed.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a Florida seller who knows of facts that materially affect the value of the home, and that are not readily observable and not known to the buyer, must disclose them. An "as is" clause does not remove that duty. For a condominium unit, the facts are usually inside the walls: a past leak, an air-conditioning change-out, a window that was replaced and one that was not. We ask every seller to write them down before the first showing.
Section 689.261 requires the buyer to be warned that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. That matters in Somerville because the county's 2025 just values for the units ran from $197,946 to $253,852 while the median recorded sale was $255,000. A buyer who budgets from a homesteaded seller's bill is budgeting from the wrong number, and we say so in the listing file.
The association's re-roof and window programs ran through the City permit system, and a buyer's title company will search it. A permit that is open is not a defect, but it is a question. Section 553.79 lets an owner close an open permit with the original contractor, another licensed contractor or as owner-builder, lets a local agency close a permit six years after issue where no apparent safety hazard exists, and says a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. The City reported that several window and door permits were still open when we read its portal on September 8, 2026, and unit-level work such as shutters, garage doors and air-conditioning change-outs shows on the same record. We pull the address history before we list.
Lee County recorded 15 Somerville at Sandoval condominium sales in the 12 months to September 25, 2026, and 14 of them closed between $200,000 and $299,999, so the first thing we do for a seller here is price your unit against the full county record, your size group and your Section, not against a portal estimate. Request a free Somerville at Sandoval home valuation or Call Jesse direct at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in Somerville at Sandoval and how we represent buyers across Southwest Florida, or call Marc at (239) 287-5873.
No. Florida's milestone inspection and structural integrity reserve study requirements apply to condominium buildings of three or more habitable stories, and Somerville's 22 buildings are two stories. Not needing a study is not the same as having no reserves, so each Section's budget and reserve schedule are the documents a buyer reads.
Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7, 2026; Lee County Property Appraiser condominium cost cards read September 8, 2026; City of Cape Coral permit records read September 8, 2026).
Condominium buyers across Florida now ask two questions that did not exist a few years ago: has the building had its milestone inspection, and is there a reserve study. A Somerville seller can answer both in one sentence, with three records behind it.
Section 553.899 requires a condominium or cooperative building of three or more habitable stories to be inspected by December 31 of the year it reaches 30 years of age, and every 10 years after. A local agency may require the first inspection at 25 years where conditions such as nearness to salt water justify it. Phase one is due within 180 days of the notice, and the association pays. The trigger is height, three habitable stories, and the age clock only runs for buildings that meet it.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories. Associations existing on or before July 1, 2022 and controlled by unit owners had to complete it by December 31, 2025, and in no event after December 31, 2026 where it is done with a milestone inspection. Under paragraph (2)(f), for budgets adopted on or after December 31, 2024, members of an association that must obtain the study may not vote to waive or reduce reserves for the items it covers.
Lee County classifies every Somerville unit as a low-rise condominium, one to three floors, and records each on floor 1 or floor 2 with nothing above; 85 of the 170 units with a cost card sit on the ground floor and 85 on the upper floor, and every unit is a single level. When the association replaced the windows and doors in 2025, the City issued its permits roughly two per building, one described as the first floor and one as the second. And the 2005 survey in the recorded declaration shows four-stack buildings of about 77 by 150 feet, which the county's unit inventory matches. None of those records is a covenant. They are the county's, the City's and the surveyor's.
Not needing a reserve study is not the same as not needing reserves. Under paragraph (2)(f) of section 718.112, for budgets adopted on or after December 31, 2024, members of an association that must obtain a structural integrity reserve study may not vote to waive or reduce reserves for the items the study covers. Somerville's two-story buildings are outside the study requirement, so each Section's budget is where a buyer reads what it actually reserves for its roofs, painting and paving. A thin reserve line is not a defect, but a lender and a buyer will read it.
Expect four questions. Is there a reserve schedule, and does the budget fund the roof, paint and paving lines? Was the 2024 re-roof and the 2025 window program paid from reserves, from insurance or from a special assessment? Is any special assessment pending? And does the association have a milestone report or a reserve study anyway? The public record does not answer the second question: how either envelope program was funded is not on any document we could reach, and we do not guess. The estoppel and the budget do answer it, which is one more reason to order them first.
The City's permit record shows the association re-roofed all 22 buildings, the pool house and the mail kiosk in June 2024 at a declared valuation of $2,361,672.59, and began replacing the windows and doors on every building in September 2025 under 45 building permits declared at about $2,190,250. Together that is roughly $4.55 million of declared envelope work ($2,361,672.59 plus about $2,190,250). A buyer touring in 2026 is looking at roofs and glazing that are new. We feature the dates and say plainly what the record does not establish: who paid for it.
A Somerville owner belongs to three associations: the Sandoval Community Association, a Chapter 720 homeowners' association that runs the gates, Club Sandoval and the lakes; the Somerville at Sandoval Recreation Association, also Chapter 720, which runs the pool, roads, driveways and lawns; and one of four Section condominium associations under Chapter 718, which runs the building.
Data updated: October 2026 (Florida Division of Corporations records read October 7, 2026; recorded Declaration, Lee County Clerk, instrument 2005000155773; Sandoval Community Association documents page read October 7, 2026).
Three associations means three sets of rules, three liens in a priority order and, in a sale, up to three estoppel certificates. A seller who knows which association holds which question answers a buyer in a day.
Layer | Association | Statute | What it runs |
|---|---|---|---|
1 | Sandoval Community Association, Inc. (state record N03000010403) | Chapter 720 | Gates, Club Sandoval, the Lagoon Pool, Calypso Park and Calypso Lake, courts, dog parks, the Esplanade, master lakes and stormwater, bulk internet |
2 | Somerville at Sandoval Recreation Association, Inc. (N05000012184) | Chapter 720 | The Somerville pool and cabana, Somerville Loop and the internal roads, every driveway, lawns, landscaping and irrigation |
3 | Your Section's condominium association: Section I (N05000012187), II (N06000002820), III (N06000008328) or IV (N08000000059) | Chapter 718 | The buildings, roofs, exteriors and the master property insurance on them |
Source: Florida Division of Corporations, all six corporations ACTIVE when read on October 7, 2026. The four Section corporations and the Recreation Association list the same Cape Coral management company as principal address and registered agent; the master lists a St. Petersburg management company and a Naples law firm as registered agent.
Two management companies matter to a closing. The master is administered from St. Petersburg, and its estoppel requests go through that manager's website. The Recreation Association and your own Section are administered from Cape Coral by Compass Rose Management, at 1010 NE 9th Street, Suite A, Cape Coral, FL 33909. The association's own documents page sends one of its neighborhoods' estoppels to a different company, so we confirm the route in writing for your Section rather than assume.
The recorded Declaration of Covenants, Conditions and Restrictions for Somerville at Sandoval (instrument 2005000155773, recorded December 7, 2005) ranks the governing documents in section 1.9: the master's documents first, the Recreation Association's second and your Section's condominium documents third. When they conflict, they apply in that order. A stricter Section rule that does not conflict still binds you, which is why the Section declaration, not the master's page, answers a pet or approval question. The neighborhood's 2004 supplemental declaration (instrument 6576636) sets the ceiling of 172 units, so there is no vacant land inside Tract 100 on which more could be built.
Section 3.4(C) of the recorded Declaration makes owners non-voting members of the Recreation Association except for the election of its directors; each Section association casts the votes through its representative. After turnover, section 6.5 of the Recreation Association's bylaws requires a two-thirds vote of the voting interests for a special assessment. For a seller, the practical point is that a buyer who asks "can the board assess us?" gets an answer that runs through the Section, so the Section's budget is the page to read.
Section 4.5 of the Declaration makes unpaid Recreation Association assessments a continuing lien on the parcel. Section 4.6 ranks it below taxes, below the master's continuing lien and below a recorded institutional mortgage, and above any other lien, including your Section's. Section 4.9 requires each Section to collect the Recreation Association assessments with its own and remit them for every parcel in the Section, paid or not, so a neighbor's delinquency becomes a Section problem. That is the mechanism behind a mid-year fee change, and it is why the payoff figures on your estoppels must reconcile with one another before a closing agent wires anything.
Section IV is 14 units in two buildings finished in 2008, three years after the first buildings, with different unit sizes (1,345, 1,392, 1,688 and 1,725 square feet on the cost cards; the October 4, 2026 roll records the largest at 1,734 heated square feet) and larger garages. Both Section IV closings in the MLS record for the 12 months to September 25, 2026 (pulled October 10, 2026) reported a $500 monthly condominium fee, against $410 to $415 on 11 of the other 13 closings, and both totaled $8,732 a year. Two closings is two closings, so we treat it as a signal to confirm on the estoppel and not as a published rate.
A Somerville sale can need up to three estoppel certificates, one from the master, one from the Recreation Association and one from your Section, at up to $299 each, plus up to $119 each if expedited within 3 business days and up to $179 each if the account is delinquent, under the Department of Business and Professional Regulation's current amounts.
Data updated: October 2026 (Florida Department of Business and Professional Regulation notice "Estoppel Certificate Fees," read October 7, 2026; Florida Statutes, 2026 edition, ss. 718.116 and 720.30851, read October 7, 2026).
An estoppel certificate is the association's signed statement of what the unit owes and what the closing agent must collect. It is the document a closing agent trusts, and in a three-association neighborhood it is where closings slip.
The statutes set base caps for the certificate, an expedite charge and a delinquency charge, and direct the Department to adjust them for inflation every five years. The Department's notice, read October 7, 2026, lists the current maximums as $299, an additional $119 if delivered within 3 business days, and an additional fee not exceeding $179 if the unit is delinquent. The same amounts apply to condominiums, cooperatives and homeowners' associations. The next update is due by July 1, 2027. We print the Department's current figures, and the association's estoppel states the amount it actually charges.
Certificates | Up to, current account | If all are expedited | If all accounts are delinquent |
|---|---|---|---|
One ($299; $119 expedite; $179 delinquency) | $299 | $418 | $478 |
Two | $598 | $836 | $956 |
Three (a Somerville unit at most) | $897 | $1,254 | $1,434 |
Source: the Department's current maximums, our arithmetic: three times $299 is $897; three times ($299 plus $119) is $1,254; three times ($299 plus $179) is $1,434. A Sandoval detached home needs one certificate. A Somerville unit can need three. These are caps, not quotes.
An association must issue the certificate within 10 business days of the request, and it is effective for 30 days if delivered by hand or electronically and 35 days if mailed. The fee is refunded if the closing does not happen. A certificate that expires before the closing date is a certificate you pay for twice, so we order early enough that the shelf life covers the closing and not so early that it lapses.
In Lee County the estoppel fee is customarily a seller cost, but the contract controls, and the buyer and seller can allocate it either way. The Florida Realtors and Florida Bar contract forms let the parties allocate each line item. We put the three estoppel fees on the seller's net sheet at their caps so that a lower actual charge is a pleasant surprise, not a shortfall.
Two lines of the condominium estoppel form do most of the work for a Somerville closing. Line 8.f is where the association must disclose any capital contribution, resale fee or transfer fee. Line 8.j lists every other association the unit belongs to, which is how a closing agent learns that the Recreation Association and the master also need to be heard. We read those two lines before anything else.
A buyer's lender will see a median of $7,848 a year in total recurring association fees across the 15 Somerville closings in the Southwest Florida MLS record for the 12 months to September 25, 2026 (pulled October 10, 2026), against $2,932 for Sandoval single-family homes (73 closings). That is $4,916 more, and the villas, which are not condominiums, report $7,862.
Data updated: October 2026 (Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, fee fields as entered at closings; Sandoval Community Association documents page read October 7, 2026; Lee County 2025 certified tax bills).
Association fees go straight into a buyer's debt-to-income calculation. They are the largest single reason a Somerville unit sells or sits, and they are the number a listing has to explain.
Product | Closings | Median total annual recurring fees |
|---|---|---|
Somerville at Sandoval condominiums | 15 | $7,848 |
Sandoval attached villas | 8 | $7,862 |
Sandoval single-family homes | 73 | $2,932 |
Source: Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, total annual recurring fees as entered at each closing. Somerville ranged from $6,344 to $8,732. These are fees as reported at closings across the 12-month window, not a rate card, and they are a different instrument from the county sales in this guide. $7,848 divided by 12 is $654 a month; the single-family median of $2,932 is $244 a month.
The difference is $4,916 a year ($7,848 less $2,932). The attached villas, which are Chapter 720 homeowners' association product and not condominiums, report within $14 of Somerville ($7,862 against $7,848). So the premium is not a Chapter 718 penalty. It is what attached housing costs in this community: the associations maintain roofs, exteriors, grounds and the building insurance that a detached owner in the same community pays for personally and never sees on an association bill. A seller who says that correctly is protecting list price.
The Sandoval Community Association's documents page, read October 7, 2026, shows master dues of $682.50 a quarter where landscaping is not included and $1,063.72 a quarter where it is, and it prints no effective date. Those are $2,730.00 and $4,254.88 a year ($682.50 times 4 and $1,063.72 times 4), and the landscaping difference is $381.22 a quarter. Somerville sits on the lower rate because its own Recreation Association maintains the lawns. Closings in the MLS record report that master line at about $683 and about $733 a quarter, so the page may show a prior schedule. We print the published figure as published and tell buyers the estoppel states the current amount.
The association publishes a $4,000 reserve contribution payable at a resale closing, again with no effective date. In the 15 Somerville closings in the MLS record for the 12 months to September 25, 2026, 12 reported a $4,000 transfer fee, one reported $3,000 and two reported none, and 11 reported a $150 application fee. The Department's notice puts the current condominium transfer fee at $150 per applicant. Who pays the contribution is a contract term, and line 8.f of the estoppel states what the association will collect. On a $255,000 sale, a $4,000 contribution is 1.6 percent of the price ($4,000 divided by $255,000), which is why it belongs on the net sheet before the listing goes live.
The 2025 certified non-ad-valorem charges on one homesteaded Somerville condominium came to $596.59, against $1,012.97 on one detached Sandoval home, a difference of $416.38. The City's solid waste assessment of $384.25 does not appear on the condominium bill because the City's residential assessment funds curbside service for properties of four units or fewer, and every Somerville building holds six or eight, so trash is billed through the association. The Lee County solid waste line is $18.31 against $36.56, the City fire services assessment $515.88 against $529.76, and stormwater $62.40 on both. Those three differences are $384.25, $18.25 and $13.88, which add to $416.38. These are two individual bills, not community averages.
Set the $416.38 against the $4,916 and the tax advantage disappears: $4,916 less $416.38 is $4,499.62, about $4,500 a year more to carry than a detached Sandoval home, using the MLS window stated above. Somerville has no Community Development District, and no 2025 Sandoval bill we read carries a utilities extension, water, sewer or irrigation assessment. Both facts help a seller. Neither erases the stack, and we never let the lighter tax line be sold as a cost advantage.
We price a Somerville condominium from recorded sales of the same size group in the same Section, adjusted for floor, condition, the envelope work and the fee stack, using the county's living area and not a marketing square footage. We never anchor to an automated estimate, because it cannot see the stack, the Section or the estoppel.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser condominium cost cards read September 8, 2026, 170 of the 172 units; our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
The most common pricing mistake in a small condominium neighborhood is treating one neighbor's sale as the price of your unit. The 12-month median of $255,000 blends a 1,345 square foot ground unit and a 1,725 square foot upper unit, and those are different homes.
A Somerville unit number is the building number followed by a two-digit stack number, and the stack tells you the floor and the size before you open a listing. In the 20 eight-unit buildings, stacks 01, 04, 05 and 08 are upstairs (the end stacks at 1,650 square feet and the inner stacks at 1,725) and stacks 02, 03, 06 and 07 are on the ground floor at 1,373 square feet. The two six-unit buildings drop one stack. Section IV differs: its ground units measure 1,345 and 1,392 and its upper units 1,688 and 1,725 on the cost cards (the October 4, 2026 roll records the largest Section IV units at 1,734 heated square feet).
County living area | Units with a cost card | Floor |
|---|---|---|
1,345 square feet | 3 | Ground |
1,373 square feet | 78 | Ground |
1,392 square feet | 4 | Ground |
1,650 square feet | 39 | Upper |
1,688 square feet | 4 | Upper |
1,725 square feet | 42 | Upper |
Source: Lee County Property Appraiser condominium cost cards, 170 of 172 units, read September 8, 2026. The ground and upper floors split exactly 85 and 85.
Pulte advertised four floor plans in 2006 at 1,438 to 1,857 square feet, and Lee County measures living area without the garage and screened porch, so the two do not reconcile. In the MLS record for the 12 months to September 25, 2026 (pulled October 10, 2026), two of the 15 closings were advertised at Pulte's marketing square footage rather than the county's, which understated their price per square foot by $19 and $14, and five of the 15 were advertised as three-bedroom units when every county cost card and every original floor plan records two bedrooms and two baths. A listing that states the county's living area and two bedrooms and two baths gets fewer corrections from the appraiser.
We pair the size group with the floor, because the data shows the pattern: upper units sell for $22,000 more at the median and for less per square foot ($164.24 against $181.35). We pair it with the Section, because Section IV carries its own association costs and a different set of unit sizes. Fifteen sales in 12 months across four Sections is too thin for a Section median, so we read the individual sales and adjust by judgment, and we show you the sales we used.
New roofs and new windows are real selling points, and they are also priced into the neighborhood: every unit has them, so they stop a buyer from discounting rather than earn a premium. What does differentiate units is the inside: the air-conditioning age, the flooring, the screened porch, the kitchen. We walk the unit and write down what the county's cost card cannot show.
A buyer financing a unit adds roughly $654 a month in association fees ($7,848 divided by 12) before taxes and insurance, so the same payment buys less house than at a detached home next door. We price with that arithmetic in view and put the fee stack in the first lines of the listing, so the buyer meets it as information and not as a surprise.
We price against the recorded sales, the current competing Somerville listings and the Villas, never against the asking prices of homes that have sat. Active inventory is a fast-decaying number, so we re-pull it before every listing conversation. On October 10, 2026 the Southwest Florida MLS showed 3 Somerville units active, listed at $315,000 to $329,000, and 1 pending.
An automated estimate reads the public record. It cannot see your stack, your Section's budget, whether your lanai screen was replaced, whether the garage door is new, or that two of your neighbors' sales were advertised at the wrong square footage. In a neighborhood of 171 roll units with 15 recent sales, a model has almost nothing to learn from, and the cost of a wrong first price is long. The two longest-sitting closings in the MLS record for the 12 months to September 25, 2026 took 442 and 624 days.
We walk a Somerville seller through four documents before we talk about paint. First, the county cost card for the unit, to confirm the living area and the floor. Second, the Section's budget and the Recreation Association's, because they set the fee stack a buyer's lender underwrites. Third, the estoppel route for all three associations, because it sets the closing date. Fourth, the flood file: FEMA's 2023 letter and any elevation certificate. Those four answers move a price more than finishes do.
Buyers ask about leasing, pets, parking, signs and approvals, and the recorded Declaration answers most of them: a 30-day minimum lease and no more than four leases a calendar year, no numeric pet cap, two vehicles per unit, and written consent before a for-sale sign goes up. Your Section's declaration may add to these.
Data updated: October 2026 (recorded Declaration, instrument 2005000155773; recorded Supplemental Declaration, instrument 6576636; Sandoval Community Association documents page read October 7, 2026).
An investor or a second-home buyer decides on these rules in the first week. A seller who knows them can say them in one breath.
Section 12.2 of the Declaration allows only entire units to be leased, with a 30-day minimum and no more than four leases in a calendar year, and the 2004 supplemental declaration repeats it. That leaves no room for a nightly or weekly rental program. Section 6.1(C) adds the rule investors miss: while a unit is leased, the owner's own rights to the Recreation Association's common area, including the pool and the parking, are suspended, "to prohibit dual usage." Our guidance for a seller whose unit is rented is to read that clause to the buyer before the buyer reads it alone.
The master's documents page, read October 7, 2026, says a leasing application, the signed lease and a $100 processing fee must reach the association no less than fifteen days before occupancy, with a 30-day minimum term at the master level. Tenants buy their own identification cards at $11 and vehicle stickers at $15 each. The same page says Sandoval has no association application process for new buyers, so the master screens tenants and not purchasers. A condominium Section may have its own approval right; its declaration was not read for this guide, so we check it.
Section 9.6 allows dogs, cats and other usual household pets in reasonable numbers, excludes pit bulls, wolf hybrids and dogs prone to or exhibiting aggressive behavior, and gives the board authority to order a nuisance pet removed. The recorded text sets no numeric cap and no weight limit. Whether your Section adds one is a question only its declaration answers, so we hand a buyer's agent the Section document and not a guess.
Every unit has a one-car attached garage and one assigned driveway space, and section 9.7(E) says units may not park more than two vehicles on a permanent basis. Section 9.7(A) puts the driveway in the Recreation Association's common area, assigned to the unit by easement, and bars parking on association roadways. Boats and recreational vehicles may sit in a driveway for no more than 24 hours, not more than twice a month. A buyer with three vehicles needs to hear that on day one.
Section 9.2 requires written consent before any sign goes up, including realtors' signs, and the master's published signage guidelines, read September 8, 2026, allow one sign per lot plus one tag sign, each no more than 3 feet 6 inches high and 3 feet wide, with a main panel of no more than 5.5 square feet. For an open house, the master's realtor page says the resident must give the agent access to the community through its guest platform, so a showing day is scheduled, not improvised. We build both into the listing timeline.
Somerville at Sandoval and Villas at Sandoval both offer attached, two-bedroom, two-bath living inside the Sandoval gates with association-maintained roofs, but Somerville is a 172-unit condominium that recorded 15 sales at a $255,000 median, while the Villas are 69 platted lots that recorded 7 qualified sales and a $315,000 median of the seven.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS fee fields, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026; recorded Villas I Neighborhood Declaration and its 2018 amendment, read October 7, 2026).
A buyer who tours Somerville will often tour the Villas the same week, because both are attached, both are inside the Sandoval gates and both sell near one another in price. The table below is the comparison a Somerville seller should have in hand.
Measure | Somerville at Sandoval | Villas at Sandoval |
|---|---|---|
Homes | 172 units in 22 buildings (171 on the roll) | 69 attached twin villas on platted lots |
Built | 2005 to 2008 (Pulte) | 2013 to 2017 (Taylor Morrison) |
Regime | Chapter 718 condominium plus two Chapter 720 associations | Chapter 720: the master plus the Villas I neighborhood association |
Bedrooms and baths | 2 and 2 | 2 and 2 |
County heated area | 1,345 to 1,725 square feet | 1,542 to 1,550 square feet |
Recorded sales, 12 months | 15 | 7 |
Median recorded price, 12 months | $255,000 | $315,000 (median of the seven) |
Range | $212,500 to $320,000 | $295,000 to $339,000 |
MLS fee median as entered at closings | $7,848 (15 closings) | $7,862 (8 closings) |
Leasing | 30-day minimum, four leases a calendar year | No more than two leases in 12 months, 90-day minimum |
Estoppels on a sale | Up to three | Two |
Milestone and reserve-study rules | Not triggered, two stories | Not triggered, one story |
Source: Lee County Property Appraiser roll and county sale file, our analysis; Southwest Florida MLS, pulled October 10, 2026; recorded Villas I Neighborhood Declaration (instrument 2013000105226) and its amendment (instrument 2018000030782, recorded February 7, 2018). The seven Villas sales were all on Anguilla Drive. A median of seven sales is a summary of a short list, and the $315,000 should be read that way.
A Somerville unit costs less to buy: $255,000 at the median against $315,000 for the Villas' seven sales, a gap of $60,000. Somerville also offers a screened porch on every unit, a second pool a short walk from the front of the neighborhood, and a choice of size group, with upper units at 1,650 to 1,725 square feet.
The Villas are newer, built from 2013 to 2017 against Somerville's 2005 to 2008, and they sit on platted fee-simple lots, not in a condominium, so there is no Section declaration and the sale needs two estoppel certificates, not up to three. The Villas also have a longer minimum lease, 90 days against 30, which a buyer who wants flexibility may weigh differently. We state the difference and let the buyer decide.
On the MLS fee field the two products sit $14 apart ($7,862 and $7,848). That is why we tell Somerville sellers not to apologize for the stack: it is what attached housing costs in this community, the Villas pay it too, and it buys the roofs, exteriors and grounds. If you are weighing the other side, our guide to selling a home in Villas at Sandoval covers that product on its own record.
Sandoval's detached homes recorded 70 sales at a $392,500 median in the same 12 months, in a range of $288,000 to $780,000, and carry a median MLS-reported fee of $2,932. The two products are different purchases: a detached owner pays for roofs and exteriors personally. A Somerville buyer who is comparing the two is comparing a payment that includes building maintenance with one that does not, and our listing file does that arithmetic for them.
Builders advertise new homes in Cape Coral from starting prices that begin in the $270,000s: Holiday Builders "Priced From $274,490," Christopher Alan Homes "from $294k" on individual lots and Maronda Homes "from the $299s" on its signature series, each read on October 7, 2026. They are marketing prices, not recorded ones, and they describe different homes, usually detached and usually elsewhere in the city. A Somerville seller does not need to match them. A Somerville seller needs to know a buyer has seen them.
Somerville's 15 recorded sales and $255,000 median compare with 7 sales at $315,000 for the Villas, 70 at $392,500 for Sandoval's detached homes, 21 condominium sales at $255,000 in ZIP 33991 and 535 at $210,000 across the six Cape Coral ZIP codes. Each row below names its population and window.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis).
A seller's decision variables are not the neighborhood's own count alone. They are how a buyer sees the unit against the alternatives within a short drive.
Place | Product | Recorded sales, 12 months to Sept 25, 2026 | Median |
|---|---|---|---|
Somerville at Sandoval | Condominium | 15 | $255,000 |
Villas at Sandoval | Attached villa | 7 | $315,000 (of seven) |
Sandoval, detached homes | Single family | 70 | $392,500 |
ZIP 33991, all condominiums | Condominium | 21 | $255,000 |
Six Cape Coral ZIP codes, all condominiums | Condominium | 535 | $210,000 |
Cape Royal (nearby golf community, unincorporated Lee County) | Single family | 25 | $620,000 |
Bella Vida (gated, with a Community Development District) | Single family | 26 | $300,595 |
Source: Lee County Property Appraiser roll and county sale file, our analysis. Windows are identical across rows. Somerville's 15 sales are 15 of the 21 condominium sales recorded in ZIP 33991 in the window, and 79.3 percent of the 535 condominium sales in the six ZIP codes closed under $300,000.
Start with the counts. Somerville is nearly three-quarters of its ZIP's condominium sales (15 of 21), so its median is the ZIP's median. Then read what each row counts: the detached rows are different products, and a median moves with the mix of homes. We never tell a Somerville seller that the neighborhood is cheaper or dearer than a neighbor on the strength of one median. If a comparison matters to your price, ask us to line up the recorded sales of two products side by side.
Cape Royal is a nearby golf community in unincorporated Lee County, not in the City of Cape Coral, with 439 homes on the roll and a $620,000 median over 25 sales; it answers a different question from a $255,000 condominium. Bella Vida is a gated community of 432 homes with a $300,595 median over 26 sales, and it carries a Community Development District on the tax bill, which Sandoval does not. The structural difference is checkable on the documents, and we do not describe who should live where.
Two measures sellers expect in a benchmark come from a different instrument: days on market and sale-to-list ratio. For Somerville, the Southwest Florida MLS shows a median of 87 days on market and a median of 95.9 percent of final list price across 15 closings in the same 12 months (pulled October 10, 2026). They appear with their pull date in the market section, and we never mix them into this county table.
A Somerville seller will meet three kinds of number. The county record shows what closed. The MLS shows days on market, sale-to-list and fees as entered at closings, with its own dates. Builders show advertised starting prices. They answer three different questions, and when we write your price opinion each figure carries its window and its source.
For a well-documented Somerville unit, yes, with a caution. The county recorded 15 sales in 12 months, up from 5 in the prior 12, and the medians have come down from the 2022 peak, so timing matters less than price and paperwork. The risk is overpricing against a $255,000 median and reaching a contract without the association documents.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes, 2026 edition; City of Cape Coral and Lee County records read October 7, 2026; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
Three conditions outside the sales table also bear on timing: the supply inside the neighborhood, the calendar of the paperwork, and what the ballot and the insurance market may do to a buyer's questions.
Somerville turned over 15 of its 171 roll units in 12 months, 8.8 percent (15 divided by 171 is 0.0877). The number of units competing with yours on the day you list is small and moves fast: on the Southwest Florida MLS, 3 active units on October 10, 2026 against 15 closings in the 12 months to September 25, 2026 is about 2.4 months of supply. We re-pull the live count with every listing conversation, because it can be zero or three on the same week.
We do not publish a month-by-month pattern for Somerville, because 15 sales is not enough to hold one. What the record supports is arithmetic. Count back from the date you need to close and allow time for the estoppels (10 business days from the request), the buyer's 7-day cancellation window, the lender's appraisal and condominium review and the flood determination, and list early enough to cover all of it. A unit that is documented before it lists loses days to nobody's paperwork.
Amendment 3 (CS/HJR 1F) is on the November 3, 2026 ballot and is not law. As proposed, 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, cut the non-homestead assessment cap from 10 percent to 5 percent and first show on August 2027 notices. It does not replace Save Our Homes. We do not predict ballot results, but a second-home or investor buyer in Somerville may ask, and we answer with the source.
Buyers of Florida condominiums in 2026 ask about reserves and insurance before they ask about paint. Somerville answers well on the first two facts that matter, new roofs and glazing and a flood map amendment, and openly on the third, a budget the public record does not show. A seller who has the budget, the reserve schedule and the master policy declarations ready is ahead of a seller who assembles them after an offer.
A buyer will ask whether Somerville is in a flood zone, and the answer has two parts: on the map in effect since November 17, 2022, ten of 22 buildings sit in Zone AE, yet a 2023 FEMA Letter of Map Amendment removed all 22 buildings from the Special Flood Hazard Area. A lender may still require flood insurance.
Data updated: October 2026 (FEMA flood maps and Letter of Map Amendment retrieved September 8, 2026; City of Cape Coral Flood Protection page and National Hurricane Center report read October 7, 2026; Citizens Property Insurance Corporation 2026 approved rates, read October 7, 2026).
A flood zone on a map is not a determination for a unit. The zone is a lot-level fact, and a buyer's lender makes its own determination.
The effective Cape Coral flood map, panels 12071C0381G and 12071C0382G dated November 17, 2022, splits the neighborhood: ten buildings sit in Zone AE, with a base flood elevation of 7.0 feet NAVD88, and twelve in Zone X shaded. FEMA then issued a Letter of Map Amendment, case 23-04-5574A, dated August 8, 2023, that removed all 22 buildings and the pool house from the Special Flood Hazard Area. FEMA's letter says that a lender may still choose to require flood insurance, and that a new map would supersede the determination. Ask for the letter by its case number when you order the association documents. We do not tell a buyer the neighborhood is out of the flood zone, because the effective map still shows the split.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. That is a 25 percent flood insurance discount, which FEMA's current rating method applies to every NFIP policy in the city, X zone included, and on November 22, 2024 the City announced that it retained the 25 percent discount and was not placed on probation. What a given policy receives depends on how the insurer rates it, so we send a buyer to their insurance agent for the number.
A National Flood Insurance Program building policy insures one building, and a lender's benchmark for a condominium building is 100 percent of replacement cost or the number of units times $250,000, whichever is less. The question for the estoppel package is whether each of the 22 buildings is written at that level. What Somerville's associations carry is not on any public record we could reach, so this guide states neither that the coverage is adequate nor that it is not. The declarations pages from the management company answer it.
Citizens Property Insurance Corporation's 2026 approved rates for Lee County show 801 condominium unit owners policies (form HO-6) at an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent. That is the residual market's own Lee County book, not Cape Coral alone, not the private market and not a quote, and a unit's premium depends on its coverage amounts. We print no premium range for Somerville, and we send buyers to an agent for a quote on the specific unit.
Wind mitigation inspections are recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. The association's 2024 re-roof and 2025 window program are the two components that matter most to those credits, but whether credits have been applied is not on the public record. The question to ask is for the association's current form and the master policy declarations.
The National Hurricane Center's report says Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 and that maximum inundation levels of 6 to 9 feet above ground occurred in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River. No source we read states a surge depth, or the absence of one, at a Somerville address. The City's public permit and code records, searched on September 8, 2026, show no roof permits in 2022 or 2023 and no substantial-damage record at a Somerville address. That is a portal index negative and not a custodian's certificate, so we say what it is.
The City's substantial improvement rule treats an improvement or repair whose cost equals or exceeds 50 percent of the building's market value before the work starts as a substantial improvement, after which the building must meet the flood rules for new construction. Market value for the test is the building only, land excluded, and an appraisal is required for condominiums. A buyer planning interior work asks about this, and we send them to the City's checklist and notice, updated July 1, 2025.
A Somerville Loop address sits in the School District of Lee County's Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone sub-zone 3, which are pools of schools and not single assigned schools. Trafalgar Middle is 0.5 route miles from Club Sandoval, and the Shops at Surfside grocery is 0.6 route miles from the Somerville tract.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027; Florida Department of Education school grades 2025 to 2026, read September 2, 2026; route miles computed October 7, 2026).
A pool of schools is not a promise of any one school. We tell buyers which pool an address sits in and send them to the district for placement.
The Student Enrollment Plan for 2026 to 2027, approved December 1, 2025, places Sandoval 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 the West Zone, sub-zone 3, for high school (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High). Families rank a pool during open enrollment, and the district decides placement.
The Florida Department of Education's 2025 to 2026 grades are Trafalgar Elementary A, Patriot Elementary C and Skyline Elementary C; Cafferata K-8 B; Gulf Middle A and Trafalgar Middle A; Cape Coral High B, Ida S. Baker High B, Mariner High C, Island Coast High C and North Fort Myers High A. Straight-line from the Somerville tract, Trafalgar Elementary is 1.11 miles, Trafalgar Middle 1.22 miles, Ida S. Baker High 1.79 miles and Gulf Middle 1.96 miles. These are not drive times, and we rate no school.
The City of Cape Coral runs its own charter school system, Oasis Charter Schools, with four campuses: Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High. Oasis High's own page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity. We state no preference rule.
Computed on October 7, 2026 on a public routing engine, in miles only: the Shops at Surfside grocery 0.6; Club Sandoval 1.1; Trafalgar Elementary 1.8; Trafalgar Middle 1.9; Ida S. Baker High 2.6; Cape Coral City Hall 6.7; Cape Coral Hospital 8.1; downtown Fort Myers 13.5; Gulf Coast Medical Center 15.4; Fort Myers Beach 18.7; Punta Gorda 24.5; Sanibel 24.6; Southwest Florida International Airport 24.7; Naples 51.7. We name no travel times. The Cape Coral and Midpoint bridges charge $2.00 with a transponder or prepaid account, $5.00 pay-by-plate, on trips from Fort Myers toward Cape Coral only.
Nothing adjacent to the neighborhood is being built or rezoned in a way that changes its setting, on the City's layers read September 8, 2026. The live items are a replat to realign a lane at the Surfside shops and a master association process to dedicate an internal lane to the City. The nearest sizeable undeveloped multifamily tract had its planned development application withdrawn in 2018. There is also no vacant land inside Tract 100: all 172 units are built.
Selling a Somerville condominium at the $255,000 median costs $1,785.00 in deed stamp tax and about $1,350 for the owner's title policy, plus up to $897 for three estoppel certificates, before commission, mortgage payoff, a closing agent's fees and the $4,000 master reserve contribution if the contract puts it on the seller. Commission is negotiable.
Data updated: October 2026 (Florida Statutes, 2026 edition, ss. 201.02 and 28.24, read October 7, 2026; Florida Department of Business and Professional Regulation notice read October 7, 2026; Florida title insurance rate rule 69O-186.003; Lee County sales at the 12-month low, median and high; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, for transfer fees).
Nothing here is a quote or a settlement statement. We show the costs the record lets us state, with the arithmetic, so you can add your own commission and payoff.
Line | $212,500 (12-month low) | $255,000 (12-month median) | $320,000 (12-month high) |
|---|---|---|---|
Deed documentary stamp tax, $0.70 per $100 | $1,487.50 | $1,785.00 | $2,240.00 |
Owner's title insurance premium (Lee County custom: seller) | $1,137.50 | $1,350.00 | $1,675.00 |
Three estoppel certificates, at the caps | $897.00 | $897.00 | $897.00 |
Subtotal | $3,522.00 | $4,032.00 | $4,812.00 |
If the contract puts the master's $4,000 reserve contribution on the seller | $7,522.00 | $8,032.00 | $8,812.00 |
Source: our arithmetic on s. 201.02, rule 69O-186.003 and the Department's estoppel caps. The estimates exclude commission, mortgage payoff, a closing agent's settlement and title-search fees, a municipal lien search and the property tax proration, none of which we can state from a dated first-party document. At the median the subtotal is 1.6 percent of the price ($4,032 divided by $255,000), and 3.1 percent with the $4,000.
The deed carries documentary stamp tax of 70 cents for each $100, or fraction of $100, of the price. At $255,000 that is 2,550 units times $0.70, or $1,785.00. In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 up to $100,000 of coverage, then $5.00 per $1,000 from $100,000 to $1,000,000. At $255,000 that is $575 for the first $100,000 plus $775 for the remaining $155,000, or $1,350. Lee County custom is that the seller pays and chooses the closing agent; in Collier County it is the buyer. A title company may apply credits, so treat the figure as an estimate.
Beyond the estoppels, the master publishes a $4,000 reserve contribution payable to the association at a resale closing, and the Department of Business and Professional Regulation puts the condominium transfer fee at $150 per applicant. Twelve of the 15 MLS closings in the 12 months to September 25, 2026 reported a $4,000 transfer fee. Who bears each is a contract term, and the estoppel states what the association will collect. Plan on the seller's side of the sheet until the contract says otherwise.
Florida property taxes are paid in arrears for the calendar year, so a closing prorates the year between the parties. As an illustration only, take the 2025 certified bill of one homesteaded Somerville unit: $3,191.93 ad valorem plus $596.59 non-ad-valorem is $3,788.52. A seller who owned the unit for 180 days of the year (January 1 through June 29) would credit the buyer 180 divided by 365 of it, about $1,868. The title company computes the actual figure on the closing date, and the buyer's own bill will differ after reassessment.
Commissions are not set by law and are fully negotiable. Since August 17, 2024, a buyer working with an agent in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, stating the agent's compensation, and offers of compensation to a buyer's broker are not advertised on the listing service. A seller may still choose to offer compensation off the service, and seller concessions may still be listed. We will walk through the options with you before you list, and we print no rate here.
We do not give tax advice. The Internal Revenue Service's Topic 701 explains the home-sale rules, and Topic 409 covers capital gains generally; a seller who is not a Florida resident or is a foreign person should also read the IRS's FIRPTA withholding page, which describes 15 percent withholding in the general case. Your mortgage payoff comes from your lender, and your closing agent builds the final statement.
We market a Somerville condominium with accurate county living area, two bedrooms and two baths, dated envelope work, the fee stack stated up front and a document room ready before the first showing, then reach buyers through the MLS, our own channels and agents who sell condominiums. We say what the pool and cabana are and are not.
Data updated: October 2026 (Lee County Property Appraiser condominium cost cards read September 8, 2026; Sandoval Community Association documents page read October 7, 2026).
Marketing a unit in a neighborhood with a handful of sales a year is about removing doubt, not creating excitement.
Every Somerville unit has a screened outdoor room, 115 to 232 square feet on the county cost cards, and a one-car attached garage recorded at 203 to 274 square feet. We shoot both, the porch, the garage and the lake or landscaped view from the unit, and the approach on Somerville Loop. We do not shoot or describe anything we cannot document.
A Somerville listing is only as good as the file attached to it. We attach the Section's budget and financial statement, the Frequently Asked Questions and Answers sheet, the Recreation Association's budget if the estoppel package includes it, the FEMA letter by case number, and the dates and contractors' scope for the roof and window programs. The buyer's agent who finds all of it in one place writes an offer faster.
The Somerville pool and cabana belong to the Recreation Association and are funded by Somerville's owners alone. The county records one building on the tract, 1,008 square feet with 234 heated. It is a neighborhood pool with a cabana, not a second clubhouse. A 2008 brochure described a spa, and no county record, recorded instrument or association page we could reach confirms one, so we do not claim one. Club Sandoval, the Lagoon Pool, the courts and the Esplanade come through the master assessment.
There is no elevator, no carport and no tennis, pickleball, bocce or fitness equipment inside Somerville; those are master amenities reached by resident card. We say so plainly and then say what the master offers, because a buyer who finds the gap later feels misled and a buyer who hears it first feels informed.
Buyers search Somerville, Somerville Loop, Somerville at Sandoval and Sandoval. The county labels two buildings SOMERVILLE PHASE III, and the MLS facet reads Somerville. We use the full neighborhood name in the headline and the street in the body, state the Section, and never call a Somerville unit a three-bedroom.
We list on the MLS, syndicate to the portals through it and promote through our own channels and the partner network at Domain Realty Group, which lists current inventory on its own site. A buyer outside Florida often needs a document package before a showing, so the file does the first tour.
Open houses need the resident to register the agent through the master's guest platform, and the sign needs written consent and must meet the master's specification. We schedule both before the listing goes live so the first weekend is not lost to approvals.
We negotiate a Somerville sale by controlling the paperwork and the first price, answering the buyer's association questions with documents, and holding firm on repairs the inspection does not justify. Jesse and Marc handle the table personally, and the estoppels and the cancellation window decide the closing date more than price does.
Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7, 2026; National Association of REALTORS practice-change materials, read October 7, 2026).
In a neighborhood where most sales are within a $70,000 range, the negotiation is rarely about price alone. It is about terms, timing and trust in the file.
Buyers inspect a unit's interior and systems, not the building. We separate what the seller owns (the interior, the air handler, the windows' interior finish) from what the association owns (the roof and the exterior), and we point the buyer to the Section's documents for the second list. Repair requests that are really association questions go to the estoppel, not to the seller.
A buyer's lender appraises the unit and reviews the association. A county living area that is correct, a clear fee stack and a current budget and estoppel keep the appraisal and the review from stalling a contract. We prepare an appraisal packet with the recorded comparables, sized and floored to match.
An offer on a Somerville unit also carries a financing structure, an inspection period, a closing date and a stance on the $4,000 master contribution and the estoppel fees. We compare offers on net proceeds and certainty, not on the headline number, and we show you the arithmetic.
A buyer holding a Villas offer in one hand and yours in the other is deciding on the table above: price, age, lease terms and number of estoppels. We know both documents, so we can make your side of the comparison without disparaging the other.
Commission is negotiable and set by agreement, and since August 17, 2024 compensation offered to a buyer's broker is made off the listing service. We discuss your options in writing before you list and document the choice. We do not recommend any rate here.
Request a free Somerville at Sandoval home valuation and we build it from the county record for your unit: your size group and floor, your county living area, your Section, the recorded sales we used and the fee stack a buyer will underwrite. There is no obligation, and you can also Call Jesse direct at (239) 898-6072.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; our analysis).
Start with the Somerville at Sandoval valuation page or our general home valuation request. The form is below the hero on this page. It is the fastest way to get a number built on recorded sales and not on an algorithm.
Your address and unit number (so we can read the county cost card), your Section if you know it, any improvements, whether the unit is rented, and the date you would like to close. If you have your estoppel from a past refinance or your last Section budget, send those too.
Call Jesse direct at (239) 898-6072. You will get an answer built on the county record and a straight opinion on whether to list now or wait. Our about page tells you who we are, and our guides to selling a home in Cape Coral, Cape Coral home values and buying a home in Cape Coral cover the city around you.
List with an agent when you want the strongest price and a clean document process; consider a cash buyer when speed and certainty outweigh price; sell by owner only if you will handle the three-association paperwork, disclosures and negotiation yourself. In a 171-unit neighborhood with up to three estoppels per sale, the paperwork is the hard part.
Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7, 2026).
Each route has a place, and the right choice depends on what you value.
Question | List with an agent | Cash buyer or investor | For sale by owner |
|---|---|---|---|
Price | Exposure to every buyer and a price built on recorded sales | Usually negotiated lower in exchange for speed | You set it, with no comparable analysis unless you do it |
Paperwork | Agent orders estoppels, documents and permits history | Buyer's team may accept documents as is, but the statutes still apply | You assemble all of it |
Speed | Set by the estoppels and the 7-day window | Can be faster | Depends on your buyer pool |
Risk | Agent manages disclosure and cancellation | Lower financing risk | You carry disclosure risk |
Cost | Commission, negotiable | Discount to price | No listing commission, but a buyer's agent may still expect compensation |
Source: Florida Statutes, 2026 edition; our experience of the process. We print no instant-offer discount figure because we have no dated first-party source for one.
The choice is about your circumstances, not a rule: a seller who needs a fixed date, a seller who wants the highest price and has time, and a seller who has handled a Florida condominium sale before will each reasonably choose differently. We will tell you honestly which route we think fits and why.
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 Somerville seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." 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.
These are the questions Somerville at Sandoval owners ask us most, answered from Lee County's recorded sales, the recorded Declaration, Florida law, the associations' own documents and, where labelled, the Southwest Florida MLS pull of October 10, 2026. Where a figure is not published we say so and name the document that holds it. For anything specific to your unit, Call Jesse direct at (239) 898-6072.
It depends on your size group, floor and Section. In the 12 months to September 25, 2026, Lee County recorded 15 sales from $212,500 to $320,000, with a $255,000 median; the nine ground-size units had a $249,000 median and the six upper-size units $271,000. We build your number from the county cost card for your unit and the recorded sales, and we send them to you.
Confirm your size group and Section from the county record, order the estoppel certificates and the document package, price against recorded sales of the same size, get written consent for the sign, and list with the fee stack stated up front. We manage each step, and the estoppels and the buyer's 7-day cancellation window set the pace more than showings do.
McGreevy and Comisar. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we have read the recorded Declaration, the Division of Corporations filings and the county record for this neighborhood. Call Jesse direct at (239) 898-6072 or request a Somerville at Sandoval home valuation.
The Southwest Florida MLS, pulled October 10, 2026, shows a median of 87 days on market across 15 Somerville closings in the 12 months to September 25, 2026, from 3 days at the fastest to 442 and 624 days at the two longest, which is what a mispriced unit looks like. After a contract, the estoppels and the 7-day window add paperwork time.
Fifteen recorded sales from $212,500 to $320,000 in the 12 months to September 25, 2026, at a $255,000 median and $174.72 per square foot of county heated area. Fourteen closed between $200,000 and $299,999. We list every sale in the market section above, by date, price and county living area.
For a well-documented unit priced against recorded sales, yes, with a caution. Sales rose from 5 in the prior 12 months to 15 in the latest, while the median fell from $283,500 to $255,000. In a 171-unit neighborhood the number of competing listings is small and moves quickly, so we re-check it before you list.
Under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the summary of the milestone inspection and latest structural integrity reserve study where they exist, at your expense. You also owe the flood disclosure under section 689.302, the property tax summary under section 689.261 and disclosure of known material defects.
Seven days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving the section 718.503 documents. The window starts when the buyer has both, which is why we deliver the package early. The statutes do not give a default day count for inspections or financing, which the contract sets.
No. Section 553.899 applies to condominium buildings of three or more habitable stories, and Somerville's 22 buildings are two stories, as the county's classification, the City's window permits and the 2005 survey show. A buyer may still ask about the buildings' condition, and the roof and window programs are the dated answer.
No. Section 718.112(2)(g) requires the study for buildings of three or more habitable stories. A buyer's lender will still read each Section's budget and reserve schedule for the roof, painting and paving lines. If a buyer asks for a study anyway, the association can tell you whether it has completed one.
Up to three: the master, the Recreation Association and your own Section, from two different management companies. A detached Sandoval home needs one. Line 8.j of the condominium estoppel form lists the other associations the unit belongs to, which is how a closing agent learns they are needed. We order all of them on day one.
Under the Department of Business and Professional Regulation's current amounts, read October 7, 2026: not more than $299, plus $119 if delivered within 3 business days, plus not more than $179 if the account is delinquent. The next update is due by July 1, 2027. Three certificates can total up to $897, or $1,254 if all are expedited.
Ten business days from the request. The certificate is effective for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen. We time the orders so that the certificates cover your closing date without lapsing.
In Lee County the seller customarily pays it, but the contract controls and the parties may allocate it either way. We put all three at their caps on your net sheet so a lower actual charge is a surprise in your favor.
The Sandoval Community Association publishes a $4,000 reserve contribution payable to the association at a resale closing, with no effective date on the page we read on October 7, 2026. In the MLS record for the 12 months to September 25, 2026, 12 of 15 Somerville closings reported a $4,000 transfer fee. Whether you or the buyer pays is a contract term, and line 8.f of the estoppel states the amount.
Section 720.401 is the homeowners' association disclosure summary, and its subsection (2) says it does not apply to associations under chapters 718, 719, 721 and 723. A Somerville unit sits in both a Chapter 718 association and two Chapter 720 associations, so ask your closing agent or attorney. This is information, not legal advice, and we deliver both sets of documents to avoid a gap.
Yes. Section 689.302 requires the seller to give the buyer a flood disclosure at or before the contract is executed, covering known flooding during your ownership, flood insurance claims and flood assistance. If you have none to report, you say so on the form. The FEMA letter for the building is a document you can add.
It helps. FEMA's letter of August 8, 2023, case 23-04-5574A, removed all 22 buildings and the pool house from the Special Flood Hazard Area. It does not make the neighborhood "out of the flood zone," the effective map still splits the buildings, and a lender may still require flood insurance. We hand the buyer the letter by case number.
You can sell it as is under the contract, but an "as is" clause does not remove your duty under Johnson v. Davis to disclose known material defects that are not readily observable. The sensible path is to write down what you know, disclose it, and let the buyer inspect.
No. An automated estimate reads the public record and cannot see your stack, floor, Section, condition or the estoppel. In a neighborhood with 15 recorded sales in 12 months, a model has little to learn from, and a wrong first price is expensive. We price from the recorded sales of your size group.
The county's living area. Pulte's 2006 brochure sizes of 1,438 to 1,857 square feet do not reconcile with the county's measurement, which excludes the garage and screened porch, and in the MLS record for the 12 months to September 25, 2026 two closings advertised at the brochure size understated their price per square foot by $19 and $14.
Two bedrooms and two baths. Every county cost card and every original floor plan records a two-bedroom, two-bath unit, and five of the 15 closings in the MLS record for the 12 months to September 25, 2026 were advertised as three-bedroom units. An advertised third bedroom invites a correction from the appraiser, so we describe the room accurately.
Yes. In the 15 recorded sales the six upper-size units had a $271,000 median against $249,000 for the nine ground-size units, a gap of $22,000, and sold for less per square foot ($164.24 against $181.35). Upper units are 277 to 352 square feet larger than a 1,373-square-foot ground unit, so the extra square footage explains the price.
They set the buyer's monthly payment. The Southwest Florida MLS record for the 12 months to September 25, 2026 shows a $7,848 median across 15 closings, about $654 a month, against $2,932 for Sandoval detached homes. The villas report $7,862, so the stack is what attached housing costs here. We state it in the first lines of the listing and price with it in view.
Yes. Section 9.2 of the recorded Declaration requires written consent, including for realtors' signs, and the master's signage guidelines set one sign per lot plus one tag sign, each no more than 3 feet 6 inches high and 3 feet wide. We obtain the approvals before the listing goes live.
Yes, with the master's process. The master's realtor page says the resident must give the agent access through its guest platform. We schedule the registration with you so the open house is not turned away at the gate.
The Declaration allows only entire units to be leased, for at least 30 days and no more than four leases in a calendar year, and while a unit is leased the owner's own pool and parking rights are suspended. The master requires an application and a $100 fee at least fifteen days before occupancy. Check your Section's declaration before you sign a lease.
A tenant in place means showings follow the lease, and a buyer's lender will look at the lease. We coordinate access and tell the buyer the leasing rules in full. If the buyer wants vacant possession, the contract has to say so.
No Community Development District serves Sandoval, and the 2025 tax bills we read carry no utilities extension, water, sewer or irrigation assessment, because the City's records show the utilities as a developer contribution. A buyer will still pay the associations' fees, and we state them.
Somerville's buildings were finished between 2005 and 2008. 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 guidance looks at drywall installed between 2001 and 2009 together with signs such as blackened copper wiring. The agencies' guidance names no community, and we make no statement about any Somerville building.
A buyer's lender reviews the association, and a clear budget, financial statement and estoppel help. We cannot state the finances of the four Sections, because their budgets are not public, which is why we order them first and read them before listing.
At the $255,000 median, $1,785.00 in deed stamp tax, about $1,350 in owner's title premium and up to $897 for three estoppels, about $4,032 before commission, payoff, closing agent fees, lien search and tax proration, and $8,032 if the contract puts the $4,000 reserve contribution on you. Commission is negotiable and not set by law.
Taxes are paid in arrears for the calendar year, so the seller credits the buyer for the days the seller owned the unit. On the 2025 bill of $3,788.52 for one Somerville unit, 180 days is about $1,868. The title company computes the actual figure, and the buyer's bill will differ after reassessment.
Yes, and the sequencing is the job. A Somerville sale carries a document package, up to three estoppels and a 7-day buyer cancellation window, so the two closings must be built around those dates. Call Jesse direct at (239) 898-6072 and we will map both on one timeline; Marc covers the purchase at (239) 287-5873.
We read them. This guide rests on the recorded Declaration (instrument 2005000155773), the 2004 supplemental declaration (instrument 6576636), the Lee County cost cards for 170 of 172 units, the City's permit record and the Division of Corporations filings. That work is what produces a defensible list price. The four Section declarations of condominium we order for each seller.
A Somerville specialist matters because value here turns on details a generalist misses: a three-association structure, a condominium that is not subject to the milestone and reserve study rules, an estoppel count of up to three, and a market of 15 sales a year. Buyers pay for that certainty, and a specialist supplies it.
If you are thinking, "I need someone to sell my condo in Somerville at Sandoval, Cape Coral, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Fort Myers, Lee County and the rest of Southwest Florida. Whether you are selling in Somerville at Sandoval, Villas at Sandoval, Sandoval's detached neighborhoods, Cape Royal or Bella Vida, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
The Lee County Property Appraiser holds the roll and cost cards, the Clerk of the Circuit Court holds the recorded Declaration and the Section instruments, the Florida Division of Corporations holds the six corporate records, and the City of Cape Coral holds the permit and code history. Our office headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we have an office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral. Knowing where each record lives is how we answer a buyer's question in a day.
Some of your buyers are also looking in the Villas, in Sandoval's detached neighborhoods or at the other Cape Coral communities. Our guides to selling a home in Sandoval, Cape Coral home values and the Villas at Sandoval seller guide cover those sides, and our Cape Coral area guide covers the city.
Before any of that, a free Somerville at Sandoval home valuation tells you what you are working with. If you are also buying, see our guide to buying a home in Somerville at Sandoval and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873. Back at the neighborhood level, the Somerville at Sandoval guide has the full record.
Every document behind the rules and figures in this seller guide is public. These are the ones a Somerville seller actually uses, each linked to the issuing authority's own copy. The four Section declarations of condominium are recorded with the Lee County Clerk and are not linked here.
Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
Estoppel Certificate Fees notice | Florida Department of Business and Professional Regulation | The current maximum estoppel charges | |
Section 718.503, nondeveloper unit owner disclosure | Florida Senate | The condominium document package and the buyer's cancellation right | |
Section 718.116, assessments and estoppel | Florida Senate | The condominium estoppel certificate | |
Section 720.30851, estoppel certificates | Florida Senate | The homeowners' association estoppel certificate | |
Section 720.401, disclosure summary | Florida Senate | The homeowners' association disclosure and its scope | |
Section 553.899, milestone inspections | Florida Senate | The three-story trigger | |
Section 718.112, bylaws and reserves | Florida Senate | The reserve study and reserve budget rules | |
Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | |
Section 689.261, property tax disclosure | Florida Senate | The tax warning every residential contract carries | |
Section 553.79, permits | Florida Senate | The open-permit rules | |
Sandoval Community Association documents | Sandoval Community Association | The master's realtor information and published dues | |
Corporation records search | Florida Division of Corporations | Confirming each association's active status | |
FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone and Letter of Map Amendment documents | |
Flood Protection | City of Cape Coral | The City's flood program and Community Rating System class | |
Substantial Improvement checklist and notice | City of Cape Coral | The 50 percent rule | |
Permit search | City of Cape Coral | Permit history for an address | |
Payoff requests (CapeIMS) | City of Cape Coral | A free payoff request for assessments, utility balances and open permits | |
Elevation certificates | City of Cape Coral | The City's elevation certificate portal | |
Property search | Lee County Property Appraiser | The roll and parcel record for a unit | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form | |
Documentary Stamp Tax | Florida Department of Revenue | The deed tax rate | |
Topic 701, sale of your home | Internal Revenue Service | The federal home-sale rules |
Every figure in this seller guide traces to one of the primary sources below, read on October 7, 2026 unless a line names another date: Lee County and its Property Appraiser, the City of Cape Coral, the School District of Lee County, Florida statutes and agencies, federal agencies and the community's recorded documents and association pages. Recorded-sale figures are our analysis of the Lee County Property Appraiser roll dated October 4, 2026 and the county sale file through September 25, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Somerville at Sandoval sellers call when a unit has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked every Lee County recorded sale in Somerville at Sandoval over the latest 12 months, read the county roll and cost cards, the recorded Declaration, the Division of Corporations filings and the City's permit record, so the figures here come from public records rather than estimates.
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 Somerville at 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 Somerville at Sandoval valuation page. 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 condominium in Somerville at Sandoval, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.