Updated October 2026
Selling a Villas at Sandoval villa in Cape Coral? We price it on the seven Lee County recorded villa sales, the two-association closing and the 2024 roof record. Call McGreevy and Comisar 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 villa at Sandoval is a different transaction from selling the house behind the same gate: the 69 attached twin villas on Anguilla Drive and Pamplico Court belong to two Florida associations, so a sale needs two estoppel certificates, carries a recorded $1,000 resale capital assessment and has to be priced from only seven recorded sales in the latest 12 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners of villas in the Villas at Sandoval, the attached-villa neighborhood inside Sandoval in Cape Coral, Lee County, Florida 33991. For the full neighborhood picture, from the recorded declaration and the flood map to the 2024 roofs, start with our Villas at Sandoval community guide.
Call Jesse McGreevy direct at (239) 898-6072, request a free Villas at Sandoval home valuation, or, if you are moving on both sides of a sale, read our guide to buying a villa at Sandoval. We send you the recorded sales we used, labelled by date and source.
To sell a villa at Sandoval in 2026, price it from the seven villa sales Lee County recorded in the 12 months to September 25, 2026, order both association estoppel certificates the day the contract is signed, and give buyers the roof, flood and fee answers before they ask. A villa here is its own product, not a Sandoval average.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
In the 12 months to September 25, 2026 we tracked every recorded Villas at Sandoval sale: seven qualified sales, all on Anguilla Drive, at a median of $315,000 and a range of $295,000 to $339,000, every one a two-bedroom, two-bath home of 1,542 square feet of county heated area. Every price opinion our team writes here starts from that record, because on a 69-home neighborhood that trades about seven times a year the whole market is small enough to read sale by sale.
The county roll lists 69 homes in the Villas at Sandoval: 53 on Anguilla Drive and 16 on Pamplico Court, all one story, all built from 2013 to 2017 by Taylor Morrison of Florida, Inc. They are not condominiums. Each villa is a fee-simple platted lot that shares one wall with its neighbor, and the county codes every one as a single-family home. They are also not the 48 detached homes at the other end of Anguilla Drive, which sit on a different plat, were built by a different builder and trade as a different product. A listing that mixes the two will be priced wrong by an appraiser who pulls the street name and nothing else.
Six things move a Villas at Sandoval sale more than finishes do. The first is the pair of associations, because every villa belongs to the Sandoval Community Association and to Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc., and a sale carries two estoppel certificates and a recorded resale capital assessment. The second is the fee stack: Southwest Florida MLS closings in the 12 months to September 25, 2026 (pulled October 10, 2026) entered a median of $7,862 in total annual recurring fees on villas (8 closings) against $2,932 on Sandoval single-family homes (73 closings). The third is the lot: 49 of the 69 are on a lake and 46 of the 69 straddle the line between FEMA flood zones. The fourth is the roof, because the county shows a re-roof permit on all 69 villas, 68 of them filed in one week in April 2024. The fifth is tax status, because a homesteaded villa and an otherwise identical villa without a homestead differed by about $3,470 on the 2025 combined bill. The sixth is the thin comparable set: seven recorded sales cannot support a trend line, so we read each one.
A villa competes with the other Sandoval products first. The Southwest Florida MLS showed 31 active listings across Sandoval on October 10, 2026, 28 detached houses and three Somerville condominiums and no villa, so the buyer who tours your villa has usually also toured a detached house and a Somerville condominium behind the same gate. It competes second with the rest of Cape Coral, where Lee County recorded 5,804 sales of single-family homes and condominiums in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, at a median of $365,000. The listing that wins explains exactly what a two-association attached villa offers against each of those alternatives.
We cover the recorded market and every one of the seven sales, what the MLS alone misses, how the villas benchmark against the detached houses and Somerville condominiums behind the same gate, how we price and market a villa, the two associations and the estoppels they issue, the closing charges unique to this product, who maintains the roof and the party wall, the flood, insurance and 50 percent rule questions an attached home raises, the leasing, pet, parking and sign rules a buyer will ask about, the disclosures a seller owes, taxes, schools and distances, the cost of selling with a worked net sheet, the Somerville comparison and more than thirty-five seller questions answered directly.
McGreevy and Comisar price Villas at Sandoval villas on the records that move them: Lee County's recorded sales, the two associations' recorded documents, the 2024 roof permits, the FEMA map at the building and the fee stack a buyer's lender will ask about. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every listing, and Jesse has sold Southwest Florida real estate since 2004. If you are still choosing who should list your home, our guide to the best real estate agents in Cape Coral sets out the criteria we think a seller should use, and we are comfortable being measured against them.
A listing agent for a Villas at Sandoval villa has to know that the neighborhood is 69 attached twin villas and not the 48 detached homes on the same street, that the villa association is a separate Florida corporation from the master association, that Chapter 720 and not the condominium statute governs the sale, and that the recorded neighborhood declaration, not a brochure, decides who owns the roof. Those are the facts buyers, lenders, appraisers and title companies raise, and we put them in front of the buyer first.
Most Cape Coral listings can be priced from a deep pool of sales and a short list of rules. A villa here is the reverse: a thin pool of sales and a long list of rules. The recorded Neighborhood Declaration runs to 76 pages and has been amended four times, the master association publishes its own resale instructions, and the State's corporate record shows the villa association's history. We read those documents before the listing appointment, not after the first contract is signed.
Jesse and Marc both work every listing personally. The person who priced your villa is the person who hears the buyer's question about the second association, reads the lender's flood determination and negotiates the repair credit. On a product where one soft closing sits in the file as the comparable for every villa that follows, continuity is how a price holds.
We will not quote a villa value from an automated estimate, print an association assessment we cannot source, or tell a buyer the roof is covered by a reserve because a listing sheet says so. Where a record is not public, we say so and name the document that holds it. The Villas I regular assessment, for example, is published nowhere; it is set in the board's annual budget and stated on the estoppel certificate. Candor early is what keeps a contract from being renegotiated at the inspection.
Lee County recorded seven qualified sales of Villas at Sandoval villas in the 12 months to September 25, 2026, at a median of $315,000 and a range of $295,000 to $339,000. Seven sales is too few for a trend line, so this section lists every one and widens the window to 24 months for context.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser public roll and sale files, our analysis; Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026, where labelled).
Under 10 sales a median hides more than it shows, so here are the sales themselves. Every one was a resale on Anguilla Drive of a two-bedroom, two-bath villa with 1,542 square feet of county heated area. The price per square foot column is our arithmetic: price divided by 1,542.
Recorded | Price | Street | Year built | County heated area | Price per sq ft |
|---|---|---|---|---|---|
November 26, 2025 | $316,000 | Anguilla Drive | 2014 | 1,542 sq ft | $204.93 |
March 27, 2026 | $315,000 | Anguilla Drive | 2014 | 1,542 sq ft | $204.28 |
May 29, 2026 | $339,000 | Anguilla Drive | 2014 | 1,542 sq ft | $219.84 |
June 1, 2026 | $297,000 | Anguilla Drive | 2017 | 1,542 sq ft | $192.61 |
June 15, 2026 | $295,000 | Anguilla Drive | 2014 | 1,542 sq ft | $191.31 |
June 15, 2026 | $313,500 | Anguilla Drive | 2014 | 1,542 sq ft | $203.31 |
June 29, 2026 | $325,000 | Anguilla Drive | 2015 | 1,542 sq ft | $210.77 |
Source: Lee County recorded sales, qualified improved sales, September 26, 2025 to September 25, 2026; county roll dated October 4, 2026. Prices are recorded sale prices, not listing prices, and the county file does not carry days on market.
Because all seven homes measure the same 1,542 square feet, the sorted prices are also the sorted per-square-foot figures: $191.31, $192.61, $203.31, $204.28, $204.93, $210.77 and $219.84. The middle value is $204.28, which is $315,000 divided by 1,542. The spread from the lowest to the highest is $28.53 a square foot, or $44,000 in price. Five of the seven were recorded between May 29 and June 29, 2026, and the newest qualified villa sale in the window is June 29, 2026. A seller should read that as a pattern of closings clustering in late spring, not as a seasonal law.
Ten qualified villa sales fall in the 24 months to September 25, 2026: the seven above plus three earlier ones, recorded November 15, 2024 at $350,000 (Anguilla Drive), December 13, 2024 at $380,000 (Pamplico Court) and September 3, 2025 at $344,500 (Anguilla Drive). The median of the ten is $320,500, the range is $295,000 to $380,000 and the median price per square foot of county heated area is $207.85. The 24-month window is the first with 10 or more sales, which is why it anchors our price opinions.
The table shows every window the county record supports. The "all recorded history" row reaches back to the first recorded sale in May 2013 and includes the builder's own first sales, so it describes the original price level and not today's market.
Window | Qualified sales | Median | Range |
|---|---|---|---|
12 months to September 25, 2026 | 7 | $315,000 | $295,000 to $339,000 |
24 months | 10 | $320,500 | $295,000 to $380,000 |
36 months | 12 | $320,500 | $273,450 to $390,000 |
60 months | 23 | $380,000 | $273,450 to $458,900 |
All recorded history since May 2013 | 125 | $231,182 | $195,109 to $458,900 |
The 12 months before this window, September 26, 2024 to September 25, 2025, held only three qualified villa sales: $350,000 (November 15, 2024), $380,000 (December 13, 2024, Pamplico Court) and $344,500 (September 3, 2025). All three sit above every one of the seven current sales, because the highest current sale, $339,000, is $5,500 below the lowest of the three, $344,500. Sales volume more than doubled, from three to seven, while the median of the sales moved from $350,000 to $315,000, down 10.0 percent. With three sales in one year and seven in the next, that is a statement about two small groups, not a market index.
The calendar-year counts show how thin and how uneven the record is. The 2026 median is for sales through September 25.
Year | Qualified sales | Median |
|---|---|---|
2019 | 3 | $262,000 |
2020 | 12 | $267,750 |
2021 | 5 | $305,000 |
2022 | 6 | $435,000 |
2023 | 5 | $400,000 |
2024 | 3 | $350,000 |
2025 | 2 | $330,250 |
2026 through September 25 | 6 | $314,250 |
From the 2022 median of $435,000 to $314,250 so far in 2026 is a decline of 27.8 percent. The 2026 median is above the 2021 median of $305,000 and the 2020 median of $267,750. The two-sale 2025 row ($316,000 and $344,500) is a pair of sales, not a median we would price from.
Context matters because a buyer will hold the villa against the rest of 33991 and the rest of Cape Coral. In the same 12 months, ZIP 33991 recorded 659 home sales at a median of $400,000, and the six Cape Coral ZIP codes together recorded 5,804 sales of single-family homes and condominiums at a median of $365,000: 5,269 single-family sales at $380,000 and 535 condominium sales at $210,000. Sandoval's 92 recorded sales are 14.0 percent of the 659 in the ZIP, and the seven villa sales are 7.6 percent of Sandoval's 92. A villa median of $315,000 is 17.1 percent below the citywide single-family median of $380,000 and 13.7 percent below the all-homes median of $365,000.
Days on market and the sale-to-list ratio are MLS measures that the county record does not carry, so they come from the Southwest Florida MLS, for villa closings in the same 12 months to September 25, 2026, pulled October 10, 2026. The MLS counted eight villa closings, from $295,000 to $339,000, at a median of $315,500. Days on market ran from 4 to 291: four of the eight sold in 62 days or fewer, and three took more than four months. Every one sold below its final list price, at 90.6 to 98.3 percent of it, a mean of 94.5 percent across the eight. With eight sales we list every one rather than lean on a ratio, and we never set the MLS count beside the county count as if both came from one instrument.
Closed | Sold price | Living area (MLS) | Days on market | Sold as a share of final list price |
|---|---|---|---|---|
November 26, 2025 | $316,000 | 1,542 sq ft | 136 | 94.3% |
March 27, 2026 | $315,000 | 1,542 sq ft | 27 | 92.6% |
May 29, 2026 | $339,000 | 1,542 sq ft | 158 | 98.3% |
June 1, 2026 | $297,000 | 1,542 sq ft | 62 | 90.6% |
June 15, 2026 | $313,500 | 1,542 sq ft | 78 | 94.1% |
June 15, 2026 | $295,000 | 1,542 sq ft | 291 | 92.5% |
June 29, 2026 | $325,000 | 1,542 sq ft | 28 | 95.7% |
July 16, 2026 | $322,000 | 1,542 sq ft | 4 | 97.9% |
Source: Southwest Florida MLS, closings September 26, 2025 to September 25, 2026, pulled October 10, 2026. All eight are on Anguilla Drive; no Sold Data Entry rows.
No villa was listed for sale in the Southwest Florida MLS on October 10, 2026, and one was pending, against 31 active listings across all of Sandoval (28 detached houses and three Somerville condominiums). With eight villa closings in the 12 months to September 25, 2026, a count of zero on the day is no supply at all rather than a ratio worth printing, and a villa listed now competes with the houses and condominiums behind the same gate more than with another villa. We refresh the count before we put a number on your listing.
The honest reading has three parts. The center of the villa market is about $315,000 to $320,500, depending on whether you use 7 sales or 10. The edges are $295,000 and $380,000, and the 10 sales do not tell us why the top and bottom differ, so we do not publish a lake premium or a condition discount that seven sales cannot support. And the villas trade slowly, which means one price that misses becomes the comparable every buyer's agent cites for the next sale.
The Lee County record counts every state-qualified improved sale, listed or not, and it shows what the MLS cannot: which transfers were arm's-length, which were not, and whether any sale was a builder's first sale. For the Villas at Sandoval it counts seven qualified sales in 12 months where the Southwest Florida MLS counted eight closings in the same window.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, same window, pulled October 10, 2026, for the MLS count).
One more villa transfer is on the county file in the window without the qualified code: an Anguilla Drive sale recorded July 16, 2026 at $322,000. It appears in the MLS count of eight and in no county median. The county's qualified code is the state's own test of an arm's-length sale, and a transfer without it may be a sale between related parties or a sale that carried a condition. We report both counts with their instruments, seven from the county and eight from the MLS pull, and we do not blend them.
Every villa sale in the county record is a resale. The builder sold the homes from 2013 to 2017, and none of the recorded sales in the 24-month window is the first sale of a new home. That is the reverse of a community still under construction, and it means a villa seller is not competing with a builder's marketing price inside the neighborhood.
All seven current sales are on Anguilla Drive. Pamplico Court, with 16 villas, recorded no qualified sale in the 12 months to September 25, 2026, and its most recent recorded sale was December 13, 2024 at $380,000. There is no Pamplico median and this page will not invent one. If you own on Pamplico Court, your price conversation starts from the Anguilla data plus the parcel-level differences on your lot, and it is a conversation rather than a lookup.
The MLS carries days on market, sale-to-list ratio, active inventory, listing remarks and the fee fields entered at each closing, and those are valuable. They are also entered by listing agents, and on the eight villa closings the split between the two association lines was entered inconsistently, so only the total annual recurring fee column reconciles. We use the MLS for those measures and the county record for counts and prices, and we keep the two apart.
Behind one Sandoval gate there are three products with three different answers: 70 detached homes sold at a median of $392,500, seven villas at $315,000 and 15 Somerville condominiums at $255,000 in the 12 months to September 25, 2026. A seller who quotes the Sandoval median of $359,500 is quoting a blend that fits none of them.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, pulled October 10, 2026, where labelled).
All figures here are Lee County recorded sales for the 12 months to September 25, 2026. Price per square foot is per square foot of county heated area. The villa figure is our arithmetic on the seven sales, and the other two come from the county sheets.
Product | Homes on the roll | Qualified sales | Median price | Range | Median price per sq ft |
|---|---|---|---|---|---|
Detached single-family homes | 1,166 | 70 | $392,500 | $288,000 to $780,000 | $205.53 |
Attached villas (Villas at Sandoval) | 69 | 7 | $315,000 | $295,000 to $339,000 | $204.28 |
Somerville at Sandoval condominiums | 171 | 15 | $255,000 | $212,500 to $320,000 | $174.72 |
All Sandoval | 1,406 | 92 | $359,500 | $212,500 to $780,000 | $200.41 |
The three products partition the 92 sales: 70 plus 7 plus 15 is 92. The villa median is $77,500 below the detached median (19.7 percent) and $60,000 above the Somerville median (23.5 percent). Per square foot of county heated area, the villas sit within $1.25 of the detached homes ($204.28 against $205.53) and $29.56 above Somerville.
The MLS tells the same story on its own measures. These are Southwest Florida MLS figures for closings from September 26, 2025 to September 25, 2026, pulled October 10, 2026, per square foot of MLS living area, a different basis from the county figures above.
Product | MLS median price per sq ft | Median total annual recurring fees at closing | Median days on market | Pull date |
|---|---|---|---|---|
Sandoval single-family homes | $205.68 | $2,932 (73 closings) | 77 | October 10, 2026 |
Attached villas | $204.60 | $7,862 (8 closings) | 70 | October 10, 2026 |
Somerville condominiums | $174.07 | $7,848 (15 closings) | 87 | October 10, 2026 |
The villa and single-family figures per square foot are 93 cents apart. The villa fee stack is $4,930 a year above the single-family stack ($7,862 less $2,932) and within $14 a year of Somerville's ($7,862 less $7,848). The market prices the attached villa like a house per square foot while it carries a fee stack like a condominium's.
Three yardsticks decide how a villa is positioned: price per square foot against the detached homes, the fee gap against the detached homes, and the gap to Somerville. The first says a buyer will not discount the villa for being attached. The second is the objection a buyer's agent will raise first. The third explains why a villa buyer is not a Somerville buyer: the villa is a one-story house on its own lot with a two-car garage, and the Somerville unit is a condominium in a building of six or eight with a one-car garage.
Anguilla Drive is two products. The 48 detached homes at the southern end of the street (house numbers 2457 to 2557) were built from 2011 to 2013 on a different plat, have three bedrooms in many cases, sit in Flood Zone X and hold all nine of the street's pools. The villas have no private pool. Their one-story, two-bedroom, attached design is a different house at a different fee stack. An appraiser working from a street name will pull the detached sales as comparables, and handing the appraiser the county's improvement-type split in writing is worth more on a villa than almost anything else a listing agent brings.
It cannot tell you why a given villa sold high or low, because seven sales do not support a regression, and it cannot tell you how long your villa will take, because the eight MLS villa closings spent anywhere from 4 to 291 days on the market. It can tell you where a buyer starts: about $315,000 for a villa, with a fee stack that needs explaining and a roof that needs documenting.
Lee County recorded seven villa sales in the 12 months to September 25, 2026, and the first thing we do for a seller here is price your villa against all of them and against the 24-month ten, not against a Sandoval average that is mostly detached houses. Request a free Villas at Sandoval home valuation or call Jesse McGreevy 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 how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. Few villas come up for sale each year, so the next owner who sells should call us first.
For a well-documented villa, yes, with a caution. Lee County recorded seven villa sales in 12 months at a median of $315,000, down from three sales at $350,000 the year before, and Sandoval's all-homes median fell from $419,259 to $359,500. The real risk is overpricing on thin data, not the calendar.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral and Lee County releases dated as shown).
Seven qualified sales on 69 homes is 10.1 percent turnover in 12 months (eight of 69, or 11.6 percent, if the unqualified July transfer is counted). Across all of Sandoval, 92 sales on 1,406 homes is 6.5 percent. In the prior 12 months Sandoval recorded 60 sales at a median of $419,259, so the all-homes count rose 53.3 percent while the median fell 14.3 percent. The mix changed too, because 15 of the 92 current sales were condominiums against 5 of the prior 60, so the fair comparison is single-family lots: 77 sales at $385,000 against 55 at $424,000, up 40.0 percent in count and down 9.2 percent in price.
We do not publish a month-by-month pattern for the villas, because seven sales give none we trust. What the record supports is arithmetic. Count back from the date you need to close, allow the buyer's inspection period, two estoppel certificates on two ten-business-day clocks, the lender's appraisal and flood determination, and list early enough to cover all of it. A villa that is documented before it lists loses days to nobody's paperwork. On the Southwest Florida MLS, the eight villa closings in the 12 months to September 25, 2026 spent 4 to 291 days on the market (pulled October 10, 2026), so we plan from the paperwork and not from an average.
Amendment 3 is on the November 3, 2026 ballot and is not law. If voters approve it, the non-school homestead exemption would rise to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, the non-homestead assessment cap would fall from 10 percent to 5 percent, and the first change would show on the August 2027 TRIM notices and the November 2027 bills. It does not replace Save Our Homes. We do not predict ballot results, but a buyer may ask about it, and we answer with the Property Appraiser's own explanation.
Cape Coral Grove, a 131-acre mixed-use town center that the City lists on SW Pine Island Road, is 1.6 route miles from Anguilla Drive, per the City's economic development page. The Cape Coral Bridge replacement will go from two lanes in each direction to three plus a shared-use path, with four lanes kept open during construction; Lee County's September 19, 2023 release set construction to begin in 2026, and we print no cost or completion date. We do not predict what either will do to values. We tell buyers what the record shows and let them weigh it.
Nothing in the record suggests the questions a buyer asks will get easier to answer next year. The estoppel certificates, the second association, the lease cap, the flood determination for the specific building and the roof documents are the same documents next spring. A seller who has the answers ready today is ahead of one who assembles them after an offer.
We price a villa from the recorded sales of villas on the same plat, anchored on the 24-month ten and the current seven, then adjust for your lot, your flood position at the building and your documents. We never anchor to an automated estimate or to the Sandoval median, because neither sees the second association or the roof.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; FEMA National Flood Hazard Layer read September 12, 2026).
We start with closed villa sales, not listings and not the 70 detached homes. With 69 near-identical 1,542 square foot homes, the comparable set is unusually tight, and that cuts both ways. Tight comparables leave an appraiser little room to argue a value down when recent sales support it. They also mean that a sale below the pack becomes the obvious comparable on every villa that follows, so one soft closing carries outsized weight.
Where the roll records lot dimensions, the modal villa lot is 37 feet wide by 115 feet deep, with corner and end lots wider, and the median lot is about 0.112 acre. Forty-nine of the 69 are on a lake: 43 of the 53 on Anguilla Drive and 6 of the 16 on Pamplico Court. The master association maintains the lake bank between a lake villa and the water's edge. We note which side of the building has the lake, which units are end lots and whether the lanai is enclosed, and we do not put a dollar premium on lake frontage that seven sales cannot measure.
On the effective FEMA map, 47 villas are in Zone AE (base flood elevation 7.0 feet, NAVD88) and 22 in Zone X at the parcel point, and 46 of the 69 lots straddle the line. Only one lot is entirely in Zone X. We test the whole lot and the structure, because a single point can return a different zone than the one under the house. We ask for the elevation certificate and the insurance declarations page before we price, since the zone at the structure drives a buyer's insurance quote.
The 2024 roof is a documented asset: 68 of the 69 villas were permitted for re-roofing between April 8 and April 12, 2024, and the 69th on July 8, 2024. Opening protection is a different story. The county cost cards show 68 of the 69 villas with shutters and one with impact glass. We hand a buyer's insurance agent the roof permit history and an offer to order a wind mitigation inspection on the building rather than describing credits we have not verified.
Automated valuation models read the public record. They cannot see which half of a twin you own, whether your lanai is screened, whether you hold a current wind mitigation form, or that the neighborhood's fees are in two lines. They also read the street name, which is how Anguilla Drive's detached homes end up as a villa's comparables. We never price from an instant estimate.
The first two weeks are the market's verdict. With no villa listed for sale on October 10, 2026, a correctly priced villa may be the only one on the market, and its buyer is likely to have a specific plan. We set a defensible price, show the recorded evidence to every buyer's agent and hold it. We build the timeline backward from the date you need to close and make no timeline promise from eight closings that spent 4 to 291 days on the market.
Three independent anchors sit close together. The county median of the seven current sales is $315,000. The county median of the ten sales in 24 months is $320,500. The Southwest Florida MLS median of eight closings in the same 12 months, pulled October 10, 2026, is $315,500. The widest gap between the three is $5,500 ($320,500 less $315,000). That does not make $315,000 your price. It gives a starting band of $315,000 to $320,500 for a standard 1,542 square foot villa, inside an outer range of $295,000 to $339,000 on the current seven and $380,000 on the 24-month high. Where your villa lands depends on your lot, your building's flood position, your improvements and the week you list.
We walk a villa seller through four documents before we talk about paint. First, the two association estoppel certificates, because they state the assessment, any capital contribution and the paid-through date. Second, the recorded Neighborhood Declaration and the current adopted budget, because the declaration decides who owns the roof and the budget shows whether a reserve exists. Third, the flood file: the FEMA zone at the building, an elevation certificate if one exists and the declarations page of the current policy. Fourth, the roof permit history and any wind mitigation form. Those four answers move price more than finishes do.
Every Villas at Sandoval parcel belongs to two Florida not-for-profit corporations: the Sandoval Community Association, Inc., the master, and Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc., the villa association. Both are active on the State's record, and that dual membership drives the fees, the votes and the closing process.
Data updated: October 2026 (Florida Division of Corporations records read October 7, 2026; Lee County Instrument 2013000105226, read September 14, 2026).
The Sandoval Community Association, Inc. (document number N03000010403, filed December 1, 2003) is a Chapter 720 homeowners association that owns the streets, lakes, buffers, gate and amenities. Its principal and mailing address on the State record is in care of a St. Petersburg management company (changed January 7, 2026), and its 2026 annual report was filed January 7, 2026 and amended March 27, 2026. The association publishes its governing documents at livesandoval.com, and it states that Sandoval does not have an association application process for new buyers.
Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc. (N13000003206, filed April 3, 2013) is also a Chapter 720 association. Its Articles state that it is not a condominium association and is not governed by Chapter 718. It owns no land and has no amenity of its own; villa owners use the master's amenities. Its job is to maintain, insure, repair and replace the shared structural elements of the buildings and to assess owners for that work, and the recorded declaration says how.
The villa association's president casts the villa owners' votes at the master association. The Articles, at Article IV.C.11, say the Neighborhood Representative "shall cast the votes in the Community Association of all of the Home Owners on their behalf" and "may cast all such votes as he or she, in his or her sole discretion, deems appropriate." A buyer who wants a say in the community should know that the vote comes through the villa association.
The State record shows an administrative dissolution for a missed annual report filed September 24, 2021 and a reinstatement filed March 6, 2022, about five and a half months later. The 2026 annual report was filed April 22, 2026. A corporate filing lapse is public and fully cured, and it is not a statement about the association's finances or conduct. It belongs in a diligence conversation, not in a surprise the week of closing, so we raise it before the buyer's title agent does.
The master association's resale page tells buyers to use the management company's website for estoppel requests, and for Villas 1 it routes requests to a different company. The State record puts the villa association's principal address with the same St. Petersburg management company as the master, changed December 1, 2025. The two published records do not settle who issues the villa certificate today, so we do not publish either company as a bare present-tense fact. We order the certificate through the route the master publishes and see who answers, in writing.
A villa sale needs two estoppel certificates because the parcel is a member of two associations, and Florida Statutes section 720.30851 makes each certificate list every other association the parcel belongs to. Each association has its own ten-business-day clock and its own fee cap, so order both the day the contract is signed.
Data updated: October 2026 (Florida Statutes section 720.30851, 2026 edition, read October 7, 2026; Florida DBPR estoppel fee notice, read October 7, 2026).
Section 720.30851 requires the association to issue the certificate within 10 business days of a written or electronic request. The certificate must provide a list of, and contact information for, all other associations of which the parcel is a member, which is how a villa's second association surfaces at closing. It is effective for 30 days if delivered by hand or electronically and 35 days if mailed. If the association fails to deliver on time, no fee may be charged, and if the closing does not occur, a documented refund request within 30 days gets the fee refunded within 30 days.
Section 720.30851 caps the base fee, with additional amounts if the certificate is expedited and delivered within three business days or if the account is delinquent, and it directs the Department of Business and Professional Regulation to adjust those caps for inflation every five years. The Department's notice currently authorizes up to $299, an additional $119 if expedited and an additional fee not to exceed $179 if the parcel is delinquent, with the next update due by July 1, 2027. We use the Department's current amounts.
Sandoval single-family home | Villas at Sandoval villa | |
|---|---|---|
Associations the parcel belongs to | One | Two |
Estoppel certificates required | One | Two |
Ten-business-day clocks | One | Two, running independently |
Clean file, up to | $299 | $598 |
Both expedited, up to | $418 | $836 |
Both delinquent, up to | $478 | $956 |
One certificate is up to $299 clean, $418 expedited ($299 plus $119) and $478 delinquent ($299 plus $179). Two certificates double each: $598, $836 and $956. A Somerville condominium unit can need up to three, at $897, $1,254 and $1,434. In Lee County the seller customarily pays the estoppel fee, though the contract controls.
The master association's own resale page, read October 7, 2026, says to use the management company's website for an estoppel and singles out Villas 1 with a separate route. The State record puts the villa association at the master's management company since December 1, 2025. Two readings fit: the corporate agent is one company while the estoppel desk is another, or the association's undated page has not caught up. We cannot choose between them on the record, so the way to settle a specific closing is to request the certificate through the published route and see who answers.
The sequence we run on every villa file is short. Order both certificates the day the contract is executed and diary the two ten-business-day deadlines separately. Request the villa association's resale package, including the Neighborhood Declaration and the adopted budget, at the same time. Give the buyer the Chapter 720 disclosure summary before contract, as the statute requires. Put both quarterly association lines on the buyer's fee sheet in writing, with dates. Check the paid-through dates on both certificates against the closing date, because a certificate is only good for 30 days.
A Villas at Sandoval sale carries two closing charges a Sandoval house does not: a $1,000.00 resale capital assessment due to the villa association on conveyance, added by a recorded 2022 amendment, and the master association's $4,000 reserve contribution on a resale. Who bears each is a contract question.
Data updated: October 2026 (Lee County Instrument 2022000242020, recorded July 26, 2022; master association documents page read October 7, 2026; Southwest Florida MLS, pulled October 10, 2026).
Section 6.7 of the Neighborhood Declaration, added by the Certificate of Amendment recorded July 26, 2022 as Lee County Instrument 2022000242020, makes a Resale Capital Assessment of $1,000.00 due and payable to the villa association upon the conveyance of a lot or home. The board may increase it, decrease it or change how it is calculated by resolution alone, with no amendment and nothing new recorded, so $1,000.00 is the initial amount as of July 26, 2022 and the estoppel certificate states the current one. A detached Sandoval buyer pays no such assessment, because there is no neighborhood association there to levy it.
The master association's documents page states a $4,000 reserve contribution payable to the association at the real estate closing on a resale. The page carries no effective date; the figure is as published and read on October 7, 2026, and the estoppel certificate states the current amount. It is a master charge on every Sandoval resale, villa or house.
On the eight villa closings in the Southwest Florida MLS pull of October 10, 2026 (closings to September 25, 2026), the transfer fee column was $4,000 on four, $5,000 on three and zero on one. Entered fees are listing agents' entries and not a rate card, so we do not read a rule from them. They are consistent with the master's $4,000 reserve contribution on most closings, and they are one more reason to have both certificates in hand before the buyer's inspection period ends.
Florida law does not assign these charges to either side. Whether the $4,000 and the $1,000 fall on the seller, the buyer or are split is a line in the contract, and on this product it is worth negotiating deliberately rather than defaulting. A seller who offers to pay a share can use it as a concession; a seller who prices on the assumption that the buyer pays should say so in the listing.
The master's published quarterly dues are $682.50 on the tier where landscaping is not included and $1,063.72 with landscaping, which is $2,730.00 and $4,254.88 a year; the $381.22 a quarter difference is the landscaping line. The recorded 2013 instrument takes villa lawns out of the master's landscaping duty and assigns them to the villa association, which points to the landscaping-excluded tier for the villas, and the estoppel certificate states the tier and the amount the owner actually pays. Here is how a quarter prorates, using the published figure for illustration: a closing on June 15 falls in a quarter running April 1 to June 30, 91 days. The seller prepaid $682.50 on April 1, which is $7.50 a day ($682.50 divided by 91). The buyer reimburses the 15 days from June 16 to June 30: 15 times $7.50 is $112.50. The contract and the estoppel govern the actual figures.
A buyer will ask what the villa costs to carry before asking what it costs to buy. Villa closings entered a median of $7,862 in total annual recurring fees against $2,932 for Sandoval single-family homes, a $4,930 a year gap, and the Villas I assessment amount is published nowhere, so we bring both certificates to the buyer early.
Data updated: October 2026 (Southwest Florida MLS, pulled October 10, 2026; master association documents page read October 7, 2026).
The master association publishes quarterly dues of $682.50 where landscaping is not included and $1,063.72 with landscaping, a $4,000 reserve contribution payable on a resale and a $100 lease processing fee, with tenant identification cards at $11 and vehicle stickers at $15. The page carries no effective date; the footer reads 2003-2025. We print the figures as published by the association, read October 7, 2026, and not as the 2026 budget. Closing entries in the MLS cluster at slightly different quarterly figures than the page, so the estoppel certificate is the document that states the current amount.
The Villas I regular assessment amount is set by the board's annual budget and is published nowhere: not on the association's site, not on the State record and not in any recorded instrument. The mechanism is recorded. Sections 6.1 and 6.2 of the declaration apportion the budget equally among the homes, not by square footage or lot value, payable quarterly in advance on the first day of January, April, July and October. The only reliable routes to the number are the estoppel certificate and the association's resale package. We order both on every villa file.
In the Southwest Florida MLS pull of October 10, 2026, covering closings in the 12 months to September 25, 2026, median total annual recurring fees as entered at each closing were $2,932 for Sandoval single-family homes (73 closings), $7,862 for attached villas (8 closings) and $7,848 for Somerville condominiums (15 closings). The villa premium is the attached product, a second corporation maintaining shared grounds and a shared building, and not condominium risk. A buyer who assumes the higher fee means condominium exposure is mispricing the asset, and a seller who can explain the difference is not leaving the buyer to assume the worst.
On the eight villa closings, the villa and master association fee columns were entered inconsistently by listing agents, transposed on some rows and collapsed into one line on others. Only the total annual recurring fees column reconciles across all eight, so it is the only fee column we publish. Practically: never underwrite a villa on the fee split in a listing. Underwrite it on the total, then confirm both assessment amounts on the two certificates before the inspection period ends.
A lender underwriting a villa asks for both quarterly assessment amounts, any outstanding special assessment, the paid-through dates and whether the association has borrowed against its assessment income. The villa Articles give the association power to borrow to maintain, repair and replace the property and to assign its right to collect assessments as collateral, so the questions are fair ones: what the adopted budget puts into reserves and against which components, and whether any borrowing or assignment is outstanding. Both are answerable from the resale package, and neither from the internet.
Using the figures above and the 2025 tax-bill lines on the live record, a median recurring-fee total plus a sample non-ad-valorem tax-bill total gives a rough yearly carry before insurance and utilities. For a villa that is $7,862 plus the villa median of $1,026.85, or $8,888.85. For a Somerville condominium it is $7,848 plus $596.59, or $8,444.59. For a detached Sandoval home it is $2,932 plus the sample non-ad-valorem total of $1,012.97, or $3,944.97. The villa carries $4,943.88 a year more than the detached home. Those are arithmetic on figures from different instruments, labelled as such, not a quote for any home.
At the Villas at Sandoval the villa association, not the owner, maintains, repairs and replaces the entire roof, paints the exterior walls, doors and windows and maintains the exterior finish, under the recorded Neighborhood Declaration. The two owners of a twin share the party wall as tenants in common, and neither association is responsible for it.
Data updated: October 2026 (Lee County Instrument 2013000105226 and amendments, read September 14, 2026; Instrument 2013000046134, recorded February 26, 2013).
Section 2.4.1.3 makes the entire roof, its support structure, covering, trim, soffit and drainage a Common Structural Element, and sections 7.1.8 puts its maintenance, repair and replacement on the association. Sections 7.1.5 to 7.1.7 put painting of the exterior surface of walls, doors and windows, the exterior of the garage doors and the exterior finish on the association. Section 7.1.9 puts landscaping between the lot boundary and any road, and the street trees, on the villa association. The 2013 master instrument says the master will not mow the villa block, because a separate neighborhood association would be created to do it.
Windows, window washing, screens, garage door hardware, garage door openers and railings stay with the owner, and so does the interior. The declaration encourages rather than requires the owner to insure the interior portions of the home that the association's policy does not insure. A buyer should treat everything inside the walls as theirs.
Section 2.4.1.2 gives the two adjoining owners the party wall as tenants in common and makes them jointly responsible for all maintenance, repair and replacement. Neither association has responsibility for it, apart from the exterior portion separating the patio or back yard, which section 7.1.5 carves out. It surprises people, and it is the first thing we tell a seller to expect from a buyer's attorney.
Section 9 of the declaration forks. If insurance proceeds are enough, the association restores the property. If proceeds fall short by $25,000 or less, the association restores anyway and the shortfall is a special assessment levied across every lot in Villas I. If they fall short by more than $25,000, a majority of the voting interests decides whether to rebuild as before, rebuild less expensively or not rebuild, and restoration assessments fall only on the owners in the damaged buildings. Section 7.2.7 has the owner restore the home itself while the association repairs the structural elements.
Clause (ii) of Article IV.B.7 of the 2013 master instrument puts the operation, maintenance, repair and replacement of irrigation equipment serving the units on the master, with no exception for the villa block, and section 7.1.9 of the neighborhood declaration separately requires the villa association to irrigate the landscaping it maintains. Both carry a duty over different ground. We publish the text and not a conclusion, and we tell a buyer to name the sprinkler head in the estoppel question.
All 69 Villas at Sandoval villas carry a City of Cape Coral re-roof permit applied between September 28, 2022 and September 12, 2026, and 68 of them were applied for between April 8 and April 12, 2024. The 69th was applied for on July 8, 2024. Who filed the permits and who paid is not on the public record.
Data updated: October 2026 (City of Cape Coral EnerGov permit portal, read September 12, 2026; Lee County Property Appraiser cost cards, read September 12, 2026).
The City's permit portal returned 164 permits on Anguilla Drive and Pamplico Court from September 28, 2022 to September 12, 2026. Within the April 2024 wave, 52 of the 53 Anguilla Drive villas and all 16 Pamplico Court villas filed the same work type, a shingle-to-shingle or shingle-to-metal residential roofing permit, and all 68 are closed. On Pamplico Court, 15 parcels filed on 15 consecutive permit numbers on the same day. The detached homes across the street did not do this: 14 of the 48 have a roof permit in the window, and the two inside the April 2024 dates are tile-to-tile.
The Lee County Property Appraiser's cost card records roof cover as modular metal on 68 of the 69 villas and concrete tile on one. The recorded 2013 covenant, at Article IV.B.4, requires a minimum 4:12 slope and a roof constructed of flat, clay or concrete tile, while giving the Design Reviewer discretion to approve additional materials. The villas were built by the declarant, which controlled the Design Reviewer. We publish both facts and the discretion clause together and assert neither a violation nor an approval, because we have no approval document.
The City's permit result grid does not carry the applicant or the contractor. We do not know who filed these permits or who paid for the work, we do not say the association paid and we do not say insurance paid, and we do not call this Hurricane Ian damage. The dates do not support that characterization, and nothing in the record asserts it. The permit detail page for any one of the parcels carries the contractor and applicant fields, and the association's resale package shows whether a roof program ran through its budget or its reserves.
The Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 04/26), is the document that captures wind credits. Its Roof Covering answer A applies where the roof covering meets the Florida Building Code with a current product approval, or has a roofing permit application date on or after March 1, 2002, or is original and built in 2004 or later. Every villa reaches answer A on two independent grounds: original construction in 2013 to 2017 and a 2024 roofing permit. The other five credited attributes, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection, come from an inspection and are not established by the record. Order the 1802 on the specific building, and do not assume the neighborhood's answer.
A buyer looking at a 2013 villa is looking at a roof roughly two and a half years old, replaced across the whole neighborhood at once, which is what a functioning shared-structure association looks like from the outside. We give the buyer's insurance agent the permit history. What we do not do is promise a premium, a reserve balance or a roof warranty: those are in the budget and the policy, and the resale package holds both.
The 69 villas sit on one FEMA panel, 12071C0244G, effective November 17, 2022, with 47 in Zone AE and 22 in Zone X at the parcel point and 46 lots straddling the line. The zone at the building decides a buyer's flood insurance and the 50 percent rule, so a neighbor's answer is not yours.
Data updated: October 2026 (FEMA National Flood Hazard Layer, read September 12, 2026; City of Cape Coral Flood Protection page, read October 7, 2026).
Scoped to the villa parcels, exactly one FEMA Flood Insurance Rate Map panel intersects the neighborhood: 12071C0244G, effective November 17, 2022. Zone AE here carries a base flood elevation of 7.0 feet NAVD88 and sits inside the Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. Zone X does not. Every Anguilla Drive parcel inside the Special Flood Hazard Area is an attached villa; all 48 detached homes on the same street sit in Zone X.
When every vertex of every lot was tested, 22 lots were entirely in Zone AE, one was entirely in Zone X and 46 straddled the line. Sixty-eight of the 69, 98.6 percent, have some Zone AE inside the lot line. The governing zone for insurance rating and floodplain construction is the zone at the structure, not somewhere on the lot, and on a straddling lot the answer moves with the point you test. We ask for the elevation certificate on the specific address.
Cape Coral is NFIP community 125095 and holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current rating method that 25 percent discount applies to every NFIP policy in the city, X zone included. So the discount is the same on every villa; what the zone at the structure still decides is whether a federally backed lender requires the policy, so read it from the elevation certificate for the specific home. Residents receive the discount automatically and can confirm it by checking for the community number on the policy.
FEMA's Letter of Map Change layer returns a 2009 case that names Anguilla Drive. It is on the detached side of the street, not the villa blocks, and its revalidation status reads "Not incorporated," meaning the 2009 fill-based removal was not carried into the 2022 map. Nobody should be told a lot is out of the flood zone on the strength of a 2009 letter.
The City states the rule this way: an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must meet the flood rules for new construction. The market value is of the building only, with the land excluded, as an independent appraisal or the tax assessment value adjusted by the Property Appraiser's factor. A twin villa is one walled and roofed building on two separately owned lots. The City publishes no determination for that case, and a search of its Article 9 for terms like duplex, party wall and separate lot returned zero hits. The route to a binding answer is a written substantial improvement determination for the specific address. We state the gap and do not assert a determination the City has not made.
Chapter 720 does not require a homeowners association to insure the buildings, unlike the condominium statute's requirement for condominium associations. A search of Chapter 720 for the word insurance found no mandate to insure dwellings. For the villas the duty is contractual: section 7.2.8 of the declaration requires the association to carry casualty insurance on the Common Structural Elements of each building, and the owner is encouraged to insure the interior. The policy limits, deductibles and carrier are in the certificate of insurance, which comes with the resale package. We never quote a premium for these parcels, because none is published from a named source.
A Citizens policy on property inside the Special Flood Hazard Area has required flood coverage since 2023, with new policies from April 1, 2023 and renewals from July 1, 2023, and the statute extends the requirement to remaining personal-lines policies from January 1, 2027. For the 47 villas in Zone AE it is a current issue, and for the 22 in Zone X a near-term one. Citizens' own Lee County average premium for homeowners multiperil (form HO-3) policies was $3,039 after an approved 2026 change of minus 8.5 percent, across 5,586 policies. That is Citizens' book for the county, not a quote for a Cape Coral villa.
A villa at Sandoval may be leased no more than two times in any twelve-month period, each lease at least ninety consecutive days and no more than one year, under the villa declaration as amended in 2018. The master adds its own application, processing fee and rules on pets, vehicles and signs.
Data updated: October 2026 (Lee County Instrument 2018000030782, recorded February 7, 2018; master association documents page read October 7, 2026).
Section 8.2.4 of the Neighborhood Declaration, as amended in 2018 by Amendment No. 6, allows a home to be leased no more than two times in any twelve-month period, for no less than ninety consecutive days and no more than one year. Occupancy of a leased home is limited to two persons per bedroom, and subleasing, room sharing and daily rentals are prohibited. Amendment No. 7 adds the association's own lease approval process: written notice, application and fees at least 15 days before occupancy, with the board having 10 days to approve or disapprove. Two ninety-day leases fill at least 180 days.
Through the master, a lease needs a completed application, the signed lease and a $100 processing fee, and tenants pay $11 for an identification card and $15 for each vehicle sticker. The master's minimum lease is 30 days with a one-year maximum, subleasing is prohibited, the whole home must be leased and the application must be filed at least 15 days before the lease begins. The villa rule is stricter, so it governs. The master screens tenants and does not screen buyers.
A two-lease, ninety-day cap removes the short-term rental buyer entirely and narrows the annual-rental buyer's arithmetic. It also leaves the buyer who intends to live in the home as the buyer the market is built around; 50 of the 69 villas are homesteaded. A seller should say so in the listing so that a buyer who needs flexible rental rights finds out before an offer, not after.
The villa declaration, at section 8.2.10, permits two domestic pets per home without prior board permission, does not apply that cap to birds or fish, sets no weight limit and prohibits by name two breeds and their crossbreeds plus exotic or venomous animals. Pets must be caged, carried or leashed outside the home and may not be left outside or on a patio unless someone is home. The master's recorded Use Restrictions say a reasonable number of usual household pets may be kept and set no numeric cap or breed list at the master level.
All 69 villas have a garage, typically 424 square feet on the cost card, and the covenant requires an enclosed garage sized for not fewer than two and not more than three automobiles, with no conversion to living space without approval. The master's Use Restrictions bar parking on streets and keep commercial vehicles, recreational vehicles, boats, trailers and most pickup trucks in enclosed garages. A villa on a 37-foot lot works with a two-car garage and a short driveway, and not with a boat on a trailer or a lettered work van. A seller should state the vehicle rules in the listing.
Setbacks are 15 feet in front, 10 in the rear and 5 on the side, and the recorded text says there is no side setback between attached units. Driveways must sit at least five feet from side and rear lot lines, and a driveway that encroaches a side-yard drainage easement is subject to damage from drainage maintenance, repaired at the owner's expense. Window and wall air conditioning units are not permitted.
The master's Signage Guidelines for realty signs, which we re-read in September 2026, allow one sign per lot plus one optional tag sign, each limited to 3 feet 6 inches high and 3 feet wide with a main panel of no more than 5.5 square feet, on a 4-inch wood post, with the sign face in Benjamin Moore OC-65 Chantilly Lace, border and text in Sherwin Williams 2390 Greek Isle, Georgia Bold lettering and galvanized or stainless hardware. A standard brokerage rider will not comply. We build the sign to the specification before the listing goes live.
A villa seller owes the Chapter 720 homeowners association disclosure summary before the buyer signs the contract, the Florida flood disclosure at or before contract, and any known facts that materially affect value and are not readily observable. A villa is not a condominium, so the condominium resale package does not apply.
Data updated: October 2026 (Florida Statutes 720.401, 689.302 and 689.261, 2026 edition, read October 7, 2026).
Section 720.401 requires that the buyer be given the disclosure summary before signing the contract. If the buyer does not receive it, the buyer may void the contract in writing within three days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. On a resale the seller supplies it. The contract must carry the statute's voidability clause in conspicuous type. The summary covers the assessments, the governing documents and the other charges a buyer takes on. A villa seller uses this form.
The statute does not apply to associations under the condominium act, and a Somerville at Sandoval condominium seller works under section 718.503 instead, with a seven-day review window that excludes weekends and legal holidays. A seller reading this page for a Somerville unit should read the Somerville at Sandoval community guide and ask a closing agent or attorney which regime applies. This is information, not legal advice.
The flood disclosure is due "at or before the time the sales contract is executed" and covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel. For a villa on a straddling lot, we make sure the seller's answers match the insurance declarations and any elevation certificate.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), and an "as is" clause does not remove that duty. For a villa that includes anything known about the party wall, a leak at the roof-to-wall joint or an unresolved insurance claim.
Section 689.261 gives every buyer a notice that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. A homesteaded villa and an otherwise identical non-homesteaded villa differed by about $3,470 on the 2025 combined bill ($1,575.58 against $5,043.13), and the difference resets at a sale. We put the buyer's likely bill in front of the buyer on day one.
Under section 553.79(16) and (17), an owner may close an open permit with the original contractor, another licensed contractor or as owner-builder, a local agency may close a permit six years after it was issued if no apparent safety hazard exists, and a buyer at arm's length may not be penalized solely because a prior owner's permit was never closed. The City's permit history for an address can be searched without an account, and its free payoff request service reports assessments, utility balances, open code cases and open building permits. We search before we list.
Every Villas at Sandoval villa is in Lee County taxing district 057, the City of Cape Coral, with 2025 certified millage of 15.3806 mills in 13 levies and no community development district line. The median 2025 non-ad-valorem total across all 69 bills was $1,026.85, built from four lines and nothing else.
Data updated: October 2026 (Lee County Tax Collector 2025 bills, read September 12, 2026; Lee County Property Appraiser 2025 millage book; City of Cape Coral adopted rates, read October 7, 2026).
The 2025 certified total is 15.3806 mills: City operating 5.1471, City parks debt 0.1608, Lee County general 3.7623 and two school lines of 3.0710 and 2.2480, plus the smaller lines. For 2026 the City adopted its operating millage unchanged at 5.1471 (final hearing September 24, 2026), Lee County held 3.7623, and the School Board adopted 5.271. The Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, lists the 2026 total for district 057 as 15.3250 mills.
Every one of the 69 villa parcels was read from its 2025 bill. The City solid waste assessment is $384.25 and the Lee County solid waste assessment is $36.56 on every bill. The City fire service assessment runs from $533.23 to $557.52 with a median of $543.64, and stormwater is $62.40 on 68 of the 69. A villa is on the City curbside route, with Thursday collection on 16 of 16 sampled addresses. The villas sit with the single-family houses on the tax bill, and with the condominium on the fee bill.
Two villas of the same plan on the 2025 roll: one homesteaded with a combined bill of $1,575.58, one not homesteaded at $5,043.13. The difference of about $3,470 a year is larger than the master association's annual dues on the landscaping-excluded tier ($2,730.00). The mechanism is the homestead exemption plus the Save Our Homes cap, which limits the yearly rise in assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent. It resets at a sale, so a buyer should underwrite the non-homesteaded number and apply for homestead in the first year.
At the 2025 certified rate of 15.3806 mills, each $100,000 of taxable value carries $1,538.06 of ad valorem tax. For 2026, the homestead exemption exempts the first $25,000 of assessed value from all property taxes and up to $26,411 more on value above $50,000 from the non-school taxes. These are the rates and exemptions, not a prediction of a particular buyer's assessment.
One of the 69 villa bills carries a fifth non-ad-valorem line, a clean-energy financing assessment, which more than doubled that parcel's non-ad-valorem total to $2,387.35. A clean-energy assessment is repaid through the tax bill and runs with the land, so it transfers to the buyer. We publish the risk class, not the parcel, and the rule is general: read the actual tax bill, not an estimate, before you write an offer on any Florida home.
No community development district, no special district and no association line appears on any villa bill. Neither 2025 Sandoval bill sampled carries a Utilities Extension Project, water, sewer or irrigation assessment, and the City's records treat Somerville's utilities as a developer contribution. The City's water, wastewater and irrigation rates for single-family homes, effective October 1, 2026, are a $25.36 monthly water capacity charge, a $32.83 monthly wastewater capacity charge and $13.40 monthly flat irrigation, plus usage.
As reported by the Cape Coral Breeze on August 26, 2026, the City Council set stormwater at $163 per equivalent residential unit for fiscal year 2027 (fiscal 2026, per the City's assessments page: $156), left solid waste at $384.25 and set a fire service assessment that averages $515.43 for a single-family home. The City's own assessments page still showed fiscal 2026 as its newest column on October 7, 2026. These appear on the November 2026 bill, which had not been issued when we published, and the bill governs.
A Villas at Sandoval address sits in Lee County Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3. Lee County does not assign one school by address; applicants rank a pool of schools. Trafalgar Elementary and Trafalgar Middle are the closest schools to the villa streets.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027; Florida Department of Education school grades; route miles computed October 7, 2026).
The 2026-2027 Student Enrollment Plan, approved December 1, 2025, places a Sandoval address 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). The Florida Department of Education's 2025-26 school grades: Trafalgar Elementary A, Patriot Elementary C, Skyline Elementary C, Cafferata K-8 B, Trafalgar Middle A, Gulf Middle A, Cape Coral High B, Ida S. Baker High B, Mariner High C, Island Coast High C and North Fort Myers High A. We report the pool and the grades and never promise an assignment.
Route miles from Anguilla Drive: Club Sandoval 0.6, the Shops at Surfside grocery 1.5, Cape Coral Hospital 7.6, Fort Myers Beach 19.8, Sanibel 24.5 and Southwest Florida International Airport 25.8. From Club Sandoval: Cape Coral City Hall 5.2, downtown Fort Myers 13.2, Gulf Coast Medical Center 16.1, Punta Gorda 23.5 and Naples 52.4. These are miles only, with no time-of-day claim. The Midpoint and Cape Coral bridges toll $2.00 with a transponder or prepaid account and $5.00 pay-by-plate, charged on trips from Fort Myers toward Cape Coral.
Single-family homes and villas are on the City's curbside solid waste route. Internet is bundled into the master assessment; in 2025 the association contracted Blue Stream Fiber to build fiber to the home. The association's page still reads "up to 500 Mbps" and does not mention the new provider, so we print no speed. Gate access for guests and contractors is resident-managed through the Envera visitor system, which matters for showings.
The villa association owns no land and has no amenity of its own, so villa owners use the master's: Club Sandoval (two buildings, 11,944 square feet in all, on a 7.49-acre tract), one Lagoon Pool with a waterslide, a fitness center, three tennis courts, four dedicated pickleball courts, two bocce courts, basketball, sand volleyball, shuffleboard, two dog parks, a fishing pier on Calypso Lake, Calypso Park and the Esplanade, a linear park about two miles long. There is no golf course, no marina and no boat ramp. The recorded Use Restrictions prohibit swimming, boating and personal flotation devices on every Sandoval water body, and the county roll shows no boat docks or seawalls on Sandoval homes.
We market a villa as a one-story, two-bedroom, two-bath attached home of about 1,542 square feet behind a gate, and we lead with the documents a buyer will otherwise ask for: both estoppels ordered, the roof permit history, the flood determination and the fee total with both association lines. The marketing is built around the next owner, not around adjectives.
Data updated: October 2026 (route miles computed October 7, 2026; Southwest Florida MLS, pulled October 10, 2026).
A villa's selling points are a lake, a lanai, a two-car garage and walkable access to Club Sandoval, 0.6 route mile from Anguilla Drive. We shoot the lake side, the lanai and the garage, and an aerial that shows the building as one walled and roofed structure on two lots. We do not stage a pool the home does not have, and we say plainly that the pool is the community Lagoon Pool.
A listing file for a villa carries the recorded Neighborhood Declaration, the Articles, the most recent budget, the certificates of insurance, both estoppel certificates, the roof permit numbers, the wind mitigation form if one exists, the elevation certificate if one exists and the declarations page of the current policy. A buyer's agent who can open the file on day one does not have to ask for it on day ten.
Buyers type "Villas at Sandoval," "Villas 1," "Anguilla villas" and "Sandoval twin villas." The association's records call the neighborhood Villas I (Anguilla & Pamplico) at Sandoval. We use the name buyers search and add the legal name once, and we never describe a detached Anguilla Drive home as a villa.
The master's realtor page says that for an open house the resident must give the realtor access to the community through the Envera system. Gate access is resident-managed, so an out-of-town seller or a vacant villa needs a documented access plan before the first showing request. We build that plan with you before the listing goes live, so that a gate does not cost weekend traffic.
The signage specification described earlier applies to us as it does to any broker. We have the sign built to the published palette and dimensions before the listing is live, which avoids a violation letter in week one.
We syndicate through the Southwest Florida MLS, post to our own pages, including the Villas at Sandoval community guide, and share the listing with the buyers we represent across the region. For Cape Coral property search, see our team's Cape Coral homes for sale page at Domain Realty Group.
When a detached home and a Somerville condominium are also listed, we say in the first paragraph what the villa is: a fee-simple attached home with a two-car garage, a roof the association replaces and a fee stack that the buyer's lender can read in two lines. Explaining the product before the buyer's agent does keeps the conversation on value.
We negotiate a villa sale by settling the documents first, so that an inspection, an appraisal or a fee question never reopens price. Jesse or Marc handles every offer, counter, repair request and appraisal dispute personally, and we answer the second-association and roof questions in writing before a buyer asks.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, pulled October 10, 2026; NAR practice changes effective August 17, 2024).
An inspection of a villa covers the home and not the association's structural elements, so we separate what the owner repairs (interior, windows, screens, garage door hardware) from what the association does (roof, exterior paint, exterior finish). We point the buyer to the roof permits and to the declaration for the second list, which keeps a repair request from landing on the wrong party.
An appraiser working from a street name alone will pull the 48 detached Anguilla Drive homes, three bedrooms, unattached, tile roofs and Zone X, as comparables for a two-bedroom attached villa. We hand the appraiser the county's improvement-type split, the recent villa sales and the 24-month ten in writing before the appraisal.
The buyer's first objection is almost always the $4,930 a year fee gap. The answer has three parts: the gap is the attached product and not condominium risk, the villa association maintains and insures the shared structure that a detached owner maintains alone, and the market pays $204.28 per square foot of county heated area for the villa against $205.53 for the detached home. We say all three.
Closing date, who pays the $4,000 reserve contribution and the $1,000 resale capital assessment, estoppel timing, repairs and the inspection period are all negotiating terms. On this product the closing date matters more than usual because two certificates run two independent ten-business-day clocks.
Broker commissions are not set by law and are fully negotiable. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, and offers of compensation to a buyer's broker are not advertised on the MLS; a seller may still offer compensation off the service, and seller concessions may still be listed. That comes from the industry settlement and not from a Florida statute. We explain how it affects your net before you list, and we print no commission rate because none is set.
The costs of selling a villa that a statute, a state rule or a dated document sets are documentary stamps at $0.70 per $100, the owner's title premium, up to $598 in estoppel fees and, depending on the contract, the $4,000 and $1,000 association charges. At the $315,000 median they come to $4,453 before those two charges.
Data updated: October 2026 (Florida Statutes 201.02 and 720.30851; Florida DBPR estoppel notice; Rule 69O-186.003; Lee County recorded sales through September 25, 2026).
The table uses the lowest, the median and the highest of the seven recorded villa sales as sale prices. Documentary stamps are $0.70 for each $100 of price. The owner's title premium is estimated on the state schedule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, before any credit a title company applies. Estoppels are the Department's clean-file cap for two certificates.
Line | At $295,000 | At $315,000 | At $339,000 |
|---|---|---|---|
Documentary stamps ($0.70 per $100) | $2,065.00 | $2,205.00 | $2,373.00 |
Owner's title premium (estimate) | $1,550.00 | $1,650.00 | $1,770.00 |
Two estoppel certificates, clean file, up to | $598.00 | $598.00 | $598.00 |
Subtotal, statute and state-rule lines | $4,213.00 | $4,453.00 | $4,741.00 |
At $315,000 the arithmetic is: 3,150 units of $100 times $0.70 is $2,205.00; the title premium is $575.00 on the first $100,000 plus $1,075.00 on the next $215,000, or $1,650.00; and $2,205.00 plus $1,650.00 plus $598.00 is $4,453.00, which is 1.41 percent of the price. Each additional $10,000 of price adds $70 of stamps and about $50 of title premium.
If the contract puts the master's $4,000 reserve contribution and the villa association's $1,000 resale capital assessment on the seller, the $315,000 subtotal becomes $9,453.00, or 3.00 percent of price. If both estoppels are expedited ($836), the subtotal before those two charges is $4,691.00; with both accounts delinquent ($956), it is $4,811.00. If the buyer bears the two association charges, the seller's subtotal stays at $4,453.00. The contract controls.
The documentary stamp tax on a deed is $0.70 for each $100 of the price or fraction of $100, under section 201.02(1)(a). In Lee County the seller customarily pays it, the buyer customarily pays to record the deed and to cover all costs of a new mortgage, and the seller customarily chooses the closing agent. These are customs, not law, and the contract controls.
Florida sets the owner's title insurance premium by state rule (Rule 69O-186.003), and the premium for the same coverage is the same at any title company. In Lee County the seller customarily pays for the owner's policy. We print no figure for a title search, a settlement fee or a lien search because no dated first-party document sets one.
Florida property taxes are for the calendar year and are paid in arrears, with bills going out about November 1, so a closing prorates the year. As an illustration with the 2025 combined villa bills, a closing on June 15 puts 166 days (January 1 through June 15) on the seller: 166 divided by 365 times $1,575.58 is $716.57 on the homesteaded bill, and times $5,043.13 is $2,293.59 on the non-homesteaded one. The master's quarterly dues prorate by the day, as the $112.50 example earlier shows. A bill for the current year that has not been issued is prorated on the prior year's bill unless the contract says otherwise.
The federal rules on the gain from selling a home are in IRS Topic 701 and Publication 523, and we print no exclusion amount; ask a tax professional. A foreign seller is generally subject to FIRPTA withholding of 15 percent of the amount realized, 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less. Out-of-area owners should also plan gate access for showings.
The Villas at Sandoval are 69 fee-simple attached villas under Chapter 720 with two associations; Somerville at Sandoval is 172 condominium units under Chapter 718 with three. In the 12 months to September 25, 2026, the villas sold at a median of $315,000 on seven sales and Somerville at $255,000 on 15, and both carry similar annual fee totals.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, pulled October 10, 2026; Sunbiz records read October 7, 2026).
Question | Villas at Sandoval | Somerville at Sandoval |
|---|---|---|
What is it? | 69 attached twin villas, fee-simple lots | 172 condominium units in 22 buildings |
Regime | Chapter 720 homeowners associations | Chapter 718 condominium associations |
Associations on the parcel | Two: master and Villas I | Three: master, recreation association, section association |
Estoppel certificates on a sale | Two, up to $598 clean | Up to three, up to $897 clean |
Who owns the roof | The villa association | The section condominium association |
Insurance on the building | Contractual duty in the declaration | Statutory duty under Chapter 718 |
Leasing | Two leases in twelve months, 90-day minimum | 30-day minimum, up to four leases a year, whole units |
Home | One story, 2 bed, 2 bath, 1,542 sq ft, two-car garage | One level, 2 bed, 2 bath, 1,345 to 1,725 sq ft, one-car garage |
Disclosure on resale | Chapter 720 summary before contract | Condominium resale package, 7-day review |
City solid waste on the tax bill | $384.25 | None (containerized service) |
Recorded sales, 12 months | 7, median $315,000 | 15, median $255,000 |
Median fees at closing (MLS) | $7,862 | $7,848 |
Median price per sq ft, county basis | $204.28 | $174.72 |
The villa and Somerville figures come from the county sheets and the MLS pulls cited in the market section; the Somerville regime and association facts come from the Florida Division of Corporations records and the Somerville community guide. The Somerville buildings are two stories, so the milestone inspection and structural integrity reserve study requirements do not apply, and a tile re-roof of all 22 buildings was applied in June 2024. On flood, ten Somerville buildings are in Zone AE and twelve in Zone X shaded, and FEMA Letter of Map Amendment case 23-04-5574A, dated August 8, 2023, removed all 22 buildings from the Special Flood Hazard Area, though a lender may still require flood insurance.
Somerville reaches $7,848 through a different route: a monthly condominium fee entered at $410 to $415 in Sections I to III and $500 in Section IV, with the recreation fee collected inside the section bill. The villas reach $7,862 through the master's quarterly dues plus a separate villa assessment. A buyer comparing the two should compare the totals and the certificates, and not the label on the fee.
A buyer who wants a one-story home with a two-car garage, its own lot, the lake on the back side and no condominium rules points toward the villa. A buyer whose priority is the lowest entry price, an association that carries the building envelope under the condominium statute and a pool and cabana on the Somerville tract points toward Somerville. Neither product is better; the point is to put the right product in front of the right priority, and to describe homes and not people.
The word villa covers four different things within two miles of here: condominiums under Chapter 718, townhomes in blocks of six and eight, detached ranch homes marketed as villas and the fee-simple attached twin villa this page is about. For the Somerville side of the comparison, see our Somerville at Sandoval seller guide and the Somerville at Sandoval community guide. For the master community, see our Sandoval seller guide.
To get a free Villas at Sandoval home valuation, request one on our Villas at Sandoval valuation page or call Jesse McGreevy direct at (239) 898-6072. We build the value from recorded villa sales, not from a Sandoval average, and send the sales with their date and source.
Your street and house number, whether you are on a lake or an end lot, whether the lanai is enclosed, the approximate age of your appliances and air conditioning, any improvements since you bought, your homestead status, and the most recent insurance declarations page if you have it. Photographs help; they are not required.
A valuation for a villa is a conversation that also covers both certificates, the roof documents, the flood position at your building and how the fee stack will be explained to a buyer. Call Jesse McGreevy direct at (239) 898-6072 before you sign anything, and we will walk you through it. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation. For the wider market, see our Cape Coral seller guide.
Listing with a team gives the widest buyer pool and the most negotiating support, a cash offer trades price for speed and certainty, and selling by owner saves a fee only if you can run two estoppels, two disclosures and the flood and roof questions yourself. On a villa, the paperwork decides the value.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes 720.401 and 720.30851, read October 7, 2026).
List with a team | Cash buyer | Sell by owner | |
|---|---|---|---|
Buyer pool | Everyone searching the MLS | One buyer, usually at a discount | Whoever finds the sign |
Price | Set from recorded villa sales | Set by the buyer's formula | Set by you |
Speed | Depends on price and documents | Fastest | Depends on you |
Estoppels, disclosure summary, flood disclosure | We run them | Often waived by the buyer, not by the statute | You run them |
Fee on the sale | Negotiated commission | None, but price discount | Possibly a buyer's broker fee |
Best fit | Maximum price on a documented villa | Certainty or condition issues | An experienced seller with time |
Choose a listing when price matters most and the villa is in sale-ready condition. Choose a cash sale when speed or certainty matters more than price, and ask what the buyer's discount is relative to the recorded median of $315,000. Sell by owner only if you are prepared to order two certificates, give the Chapter 720 summary before contract, answer the flood disclosure and market to a buyer's agent. We will give you the recorded sales either way, because an owner who knows the market negotiates better.
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 are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
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 McGreevy direct at (239) 898-6072.
These are the questions Villas at Sandoval owners ask us most, answered from Lee County's recorded sales, the two associations' recorded documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your villa, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida Statutes read October 7, 2026; Southwest Florida MLS, pulled October 10, 2026, where labelled).
Your value starts from the recorded sales of villas on the same plat: seven in the 12 months to September 25, 2026 at a median of $315,000 (range $295,000 to $339,000) and ten in 24 months at $320,500. Your lot, your flood position at the building and your improvements move it from there. Request a free Villas at Sandoval home valuation and we will attach the comparables.
Gather what a buyer will ask for: both association estoppel certificates, the recorded Neighborhood Declaration and the budget, the roof permit history, the flood determination and insurance declarations, and your closing documents. Give the Chapter 720 disclosure summary before contract. Then price from the recorded villa sales and list with an agent who puts those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to begin.
Choose the agent who can answer four questions: how many associations your parcel belongs to, which plat your villa is on and how the county codes it, what they will do when an appraiser pulls a detached Anguilla Drive comparable, and what the last twelve months of villa-only sales were. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer all four in writing.
Days on market is an MLS measure that the county record does not carry. The Southwest Florida MLS, pulled October 10, 2026, shows eight villa closings in the 12 months to September 25, 2026 at a median of 70 days on the market, the fastest at 4 days and the slowest at 291. We build your timeline backward from the date you need to close and do not promise a number.
Yes. A villa parcel is a member of both the Sandoval Community Association and Villas I (Anguilla & Pamplico) at Sandoval Neighborhood Association, Inc., and section 720.30851 requires each certificate to list the parcel's other associations. Two associations means two certificates, two ten-business-day clocks and two fee caps. Order both the week you go under contract.
At the Department's current caps, up to $299 per certificate clean, an additional $119 if expedited within three business days and an additional fee not to exceed $179 if the account is delinquent. For two certificates that is up to $598 clean, $836 if both are expedited and $956 if both are delinquent. The next adjustment is due by July 1, 2027. In Lee County the seller customarily pays the fee.
It is a charge added to the villa declaration as section 6.7 by an amendment recorded July 26, 2022 (Instrument 2022000242020), due to the villa association on the conveyance of a lot or home. The board may change the amount by resolution without recording anything, so $1,000.00 is the 2022 initial figure and the estoppel certificate states the current one. Who pays is a contract term.
The master association's documents page states a $4,000 reserve contribution payable to the association at closing on a resale. The page has no effective date; it is the figure as published and read October 7, 2026, and the estoppel states the current amount. It applies to every Sandoval resale. Who bears it is a contract question that is worth negotiating deliberately.
The master association publishes that Sandoval does not have an association application process for new buyers, which removes an approval step many gated communities impose. Whether the villa association runs its own buyer process is not published anywhere, and the statutory estoppel form has a field for it, which is another reason to order both certificates at contract.
Villa closings entered a median of $7,862 in total annual recurring fees (8 closings) against $2,932 for Sandoval single-family homes (73 closings), both from the Southwest Florida MLS pull of October 10, 2026, for closings in the 12 months to September 25, 2026. The master publishes $682.50 and $1,063.72 a quarter without and with landscaping, and the Villas I amount is set by the board and stated on the estoppel. We present the total and both lines in writing.
No. The villas are fee-simple platted lots governed by Chapter 720, not the Condominium Act. The villa association's Articles of Incorporation state that it is not a condominium association and is not intended to be governed by Chapter 718, and the county codes every villa as a single-family home. That is why a villa seller gives the Chapter 720 summary and not the condominium resale package.
The Chapter 720 homeowners association disclosure summary under section 720.401, before the buyer signs the contract. If the buyer is not given it, the buyer may void the contract in writing within three days after receiving it or before closing, whichever comes first, and the right cannot be waived. A condominium seller, such as one at Somerville at Sandoval, works under section 718.503 instead.
Yes. Section 689.302 requires the seller of residential property to give the buyer the flood disclosure at or before the time the sales contract is executed, covering known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims and flood assistance including FEMA's. Make sure your answers match your insurance declarations and any elevation certificate.
No. The villa association, not the owner, maintains and replaces the entire roof under the recorded declaration, and 68 of the 69 villas were permitted for re-roofing between April 8 and 12, 2024. The 2024 roof is a document to hand a buyer's insurance agent, not a repair to make. Shutters in working order and a wind mitigation form do more for a buyer than cosmetic spending.
The villa association. Sections 2.4.1.3 and 7.1.8 of the Neighborhood Declaration make the entire roof a Common Structural Element maintained, repaired and replaced by the association, and sections 7.1.5 to 7.1.7 put exterior painting and the exterior finish on it. Windows, screens, garage door hardware and railings stay with the owner.
Under section 9 of the declaration the association restores the property from its casualty insurance on the Common Structural Elements. A shortfall of $25,000 or less is assessed across all lots in Villas I. A larger shortfall is decided by a majority of the voting interests and assessed only on the owners in the damaged buildings. The owner restores the home itself under section 7.2.7. The policy is described in the resale package.
The two adjoining owners, jointly, as tenants in common. Section 2.4.1.2 makes them responsible for all maintenance, repair and replacement of the wall and states that neither association has any responsibility for it, apart from the exterior portion separating the patio or back yard. A buyer's attorney will ask about it.
Within limits. The recorded villa rule allows no more than two leases in any twelve-month period, each at least ninety consecutive days and no more than one year, with an application at least 15 days before occupancy and a board decision within 10 days. The master adds a $100 processing fee and its own rules. Subleasing, room sharing and daily rentals are prohibited.
No. Daily rentals are prohibited, and a two-lease, ninety-day cap does not support weekly or monthly turnover. A buyer who needs short-term rental rights should look elsewhere, and we tell buyers that before they write an offer.
Two domestic pets per home without board permission under section 8.2.10, with no weight limit; the cap does not apply to birds or fish. Two breeds and their crossbreeds are prohibited by name, as are exotic or venomous animals. Pets must be caged, carried or leashed outside the home.
Not in the open. The master's Use Restrictions bar street parking and require commercial vehicles, recreational vehicles, boats, trailers and most pickup trucks to be kept in enclosed garages. A standard pickup up to three-quarter ton may sit in a driveway if it has no commercial lettering and is unaltered. The villa garage is typically 424 square feet.
The master's Signage Guidelines allow one sign per lot and one optional tag sign, each 3 feet 6 inches high by 3 feet wide with a main panel of no more than 5.5 square feet, on a 4-inch wood post, in the published palette with Georgia Bold lettering and galvanized or stainless hardware. We build a compliant sign before the listing goes live.
Guest and contractor access at Sandoval is managed by the resident through the Envera visitor system. For an open house the resident must give the realtor access to the community. If you are out of town or the villa is vacant, we need a documented access plan before the first showing request.
It depends on the building, not the neighborhood. On the effective FEMA map, 47 villas are in Zone AE and 22 in Zone X at the parcel point, and 46 of the 69 lots straddle the line. The elevation certificate and your insurance declarations page settle it. FEMA's Flood Map Service Center and the City's floodplain staff can answer for an address.
Cape Coral holds Community Rating System Class 5. Under FEMA's current rating method that 25 percent discount applies to every NFIP policy in the city, X zone included. The discount is applied automatically and you can confirm it by the community number, 125095, on your National Flood Insurance Program policy.
The rule compares the cost of an improvement or repair with 50 percent of the market value of the building before the work. A twin villa is one walled and roofed building on two lots, and the City publishes no determination for that case. For the 47 villas in Zone AE it is a live question; the route is a written determination for the specific address.
No. None of the 69 villas has a private pool, and the recorded Use Restrictions prohibit swimming, boating and personal flotation devices on every Sandoval water body. The swimming happens at Club Sandoval's Lagoon Pool. The county roll shows no boat docks or seawalls on Sandoval homes.
The buyer's bill is built on the buyer's own assessment and exemptions, not yours. At the 2025 certified rate of 15.3806 mills, each $100,000 of taxable value is $1,538.06, plus non-ad-valorem charges of about $1,026.85 on the median villa bill. A homesteaded villa and a non-homesteaded one differed by about $3,470 on the 2025 combined bill.
No. Every Sandoval parcel is in Lee taxing district 057, and no villa bill carries a community development district, special district or association line. That is worth saying out loud in a state where such a district can add substantially to a bill.
Neither 2025 Sandoval bill sampled carries a Utilities Extension Project, water, sewer or irrigation assessment, and the City serves Sandoval with water, sewer and irrigation. A buyer can confirm with the City's free payoff request service.
In the 12 months to September 25, 2026: detached Sandoval homes 70 sales at a median of $392,500, villas 7 sales at $315,000 and Somerville condominiums 15 sales at $255,000. Per square foot of county heated area the villas ($204.28) are within $1.25 of the detached homes ($205.53) and $29.56 above Somerville ($174.72).
Prices have eased. The median of the seven current sales is $315,000 against $350,000 for the three sales a year earlier, down 10.0 percent, and the 2022 calendar-year median was $435,000 against $314,250 so far in 2026, down 27.8 percent. Those are small groups of sales, and we read each one.
For a documented villa priced from the recorded sales, yes, with the caution that supply is thin and one soft closing can set the comparable. The risk is overpricing against a thin record, not the calendar. We count back from the date you need to close and have both certificates ordered before you list.
At the $315,000 median, documentary stamps are $2,205.00, the owner's title premium is about $1,650.00 and two estoppel certificates are up to $598, a subtotal of $4,453.00 or 1.41 percent of price. If the contract puts the $4,000 reserve contribution and the $1,000 resale capital assessment on the seller, the subtotal is $9,453.00. Commission is negotiable and not set by law.
In Lee County the seller customarily pays for the owner's title policy and chooses the closing agent. In Collier County the buyer does. These are customs, not law, and the contract controls. Florida sets the premium by state rule.
Commissions are not set by law and are fully negotiable. Since August 17, 2024, a buyer working with an agent in a REALTOR-affiliated MLS signs a written agreement before touring a home, offers of compensation are not advertised on the MLS, and a seller may still offer compensation off the service. We explain the effect on your net before you list.
It depends on your facts. The federal rules are in IRS Topic 701 and Publication 523, and a tax professional can apply them to your ownership and use history. A foreign seller is generally subject to FIRPTA withholding of 15 percent of the amount realized, reduced in some owner-occupied buyer cases.
Yes, with a plan. Gate access is resident-managed through Envera, so we document an access plan for showings, the estoppels and the disclosure summary can be handled electronically, and your closing agent can advise on signing and delivery. The Chapter 720 summary, the flood disclosure and both certificates still apply.
Pamplico Court has 16 villas and recorded no qualified sale in the 12 months to September 25, 2026; its most recent was December 13, 2024 at $380,000. There is no Pamplico median. We price Pamplico from the Anguilla Drive data plus your lot's specifics, and we say so in the valuation.
The 48 detached homes at the southern end of Anguilla Drive are a separate plat built from 2011 to 2013, in Flood Zone X, with all nine of the street's pools. The 69 villas are attached twin homes built from 2013 to 2017, one story, two bedrooms, with no private pool. They sell as different products at different fee stacks.
Request one on our Villas at Sandoval valuation page, use our general home valuation page, or call Jesse McGreevy direct at (239) 898-6072. We send the recorded sales we used, with the date and source beside each.
A Villas at Sandoval specialist matters because the product is small, the documents decide the price and the mistakes are expensive: a late estoppel slips a closing, a mixed comparable moves an appraisal and an unexplained fee stack costs a buyer's confidence. Specialist knowledge of the 69 homes turns each of those into a routine step.
Orders both certificates, reads the declaration and the adopted budget, pulls the roof permits, checks the flood zone at the building and writes the fee total in two lines. By the time the listing is live, the buyer's agent has the file.
A generalist prices from a Sandoval average that is mostly detached houses, assumes the master mows the lawn, treats the villa as a condominium and does not know the lease cap. Each is a defect a buyer's attorney finds in the first week.
These are the official documents a Villas at Sandoval seller or buyer is most likely to need, from the estoppel fee notice and the disclosure statutes to the association's own sign guidelines, each linked to the issuing authority so you read the current version. We do not host copies.
Document | Issuer | What it settles | Link |
|---|---|---|---|
Estoppel certificate fee notice | Florida Department of Business and Professional Regulation | The current estoppel fee caps | |
Section 720.30851, estoppel certificates | Florida Senate | The ten-day clock and the content of the certificate | |
Section 720.401, disclosure summary | Florida Senate | The summary a villa seller gives before contract | |
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 | |
Master association governing documents | Sandoval Community Association | Use Restrictions, resale instructions, rental application | |
Realty sign guidelines | Sandoval Community Association | The for-sale sign specification | |
Villa association corporate record | Florida Division of Corporations | Active status, filings and history | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | The wind credits an inspector can document | |
Flood Map Service Center | FEMA | The effective flood map for an address | |
Payoff request service | City of Cape Coral | Assessments, utility balances, open code cases and permits | |
Substantial improvement checklist | City of Cape Coral | The 50 percent rule application | |
Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain rules | |
Property tax information | Lee County Tax Collector | Bills, discounts and payment |
Every figure in this seller guide traces to one of the primary sources below, read between September 12 and October 7, 2026: Lee County and its Property Appraiser, Tax Collector and Clerk, the City of Cape Coral, the School District of Lee County, Florida statutes and agencies, federal agencies, the associations' own published documents and the State's corporate records.
Recorded-sale figures are our analysis of the Lee County Property Appraiser's public roll and sale files, qualified sales recorded September 26, 2025 to September 25, 2026, roll dated October 4, 2026. MLS figures carry their own pull dates. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Villas at Sandoval sellers call when a villa has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar 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 recorded Villas at Sandoval sale in the 12 months to September 25, 2026 and read Lee County's recorded sales and roll, the two associations' recorded documents and the State's corporation records, so the figures here come from public records rather than estimates. We serve Cape Coral from our Bonita Springs headquarters and our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919.
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 the Villas at Sandoval or anywhere in Southwest Florida? See how we represent buyers, our guide to buying a villa at Sandoval 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 McGreevy direct at (239) 898-6072, or request your free Villas at Sandoval home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation. For the neighborhood itself, return to the Villas at Sandoval community guide.
Updated October 2026. This seller guide is general information about selling a villa at the Villas 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.