Aerial view over Sandoval in Cape Coral, Florida, with the lagoon pool and waterslide on a lakeside point, the clubhouse buildings, a blue basketball court and shaded playground in the foreground, lakes and tile-roofed homes among palm trees beyond, and open water on the horizon
Cape Coral, Florida

Sandoval Homes for Sale

Sandoval is a gated, all-ages community off Veterans Parkway in southwest Cape Coral, developed by Bonita Bay Group and built between 2005 and 2018. Its single-family homes, villas and condominiums share a lagoon pool with a waterslide, a two-mile walking path, parks, courts and two dog parks.

Southwest Florida › Cape Coral › Sandoval

Reviewed October 14, 2026

Sandoval: a gated, walkable Cape Coral community off Veterans Parkway

Neighbors meet on the Esplanade, at the lagoon pool and at the dog parks. A Lifestyle Director runs classes, clubs and events all year, and internet comes with every home.

Sandoval at a glance

Homes

1,425

Community setting

524 acres

Who can live here

All ages

Why Residents Choose Sandoval

Sandoval amenities, from the lagoon pool to Calypso Park

The pool, the courts, the parks and the Esplanade are shared by every home, and the activity schedule gives neighbors a reason to use them together.

The neighbors

An activity schedule for all ages

Classes, clubs and events run all year, from water aerobics and bocce to a book club, card games and the Halloween Trunk or Treat.

Club Sandoval

A lagoon pool with a 100-foot waterslide

A 7,500-square-foot pool, a fitness room, a movement room, lighted tennis and pickleball courts, basketball, volleyball, bocce and a playground.

The setting

24 lakes, two dog parks and a two-mile path

The Esplanade connects the neighborhoods to the club, Calypso Park has a fishing pier on a 22-acre lake, and Barkley Park and Happy Paws Park are for the dogs.

Shared by every owner

What comes with every home

Every home pays the master fee, and the master fee covers the shared spaces, the gates and internet.

Lagoon pool

7,500 square feet, with a 100-foot waterslide

Courts

lighted tennis and pickleball, basketball, sand volleyball and bocce

Parks

Calypso Park with a fishing pier, plus two dog parks

Esplanade

a two-mile path along Sandoval Boulevard and Sandoval Parkway

Internet

1 Gig fiber from Blue Stream Fiber, included in the master fee

Gated

three entrances with a virtual guard and an evening patrol

The fee depends on the street. Lawn care, the twin villas and the Somerville condominiums change the yearly cost. See what it costs to own here.

Browse homes for saleRead the complete buyer guide
Browse the Market

Homes for Sale in Sandoval

See the newest active Sandoval listings from the MLS. Use the button below the homes to see them all and filter by price, home type, beds, or neighborhood. New to the area? Our Southwest Florida home buying guide walks you through each step.

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What’s nearby

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Drive-time reach

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The Numbers

Sandoval home prices and sales over the past 12 months

Worthington Realty analysis of Florida Gulf Coast MLS records for Sandoval in Cape Coral. Sales cover October 2025 through September 2026. Homes for sale and under contract are as of October 1, 2026.

What changed

More Sandoval homes sold over the past 12 months than the year before. The single-family median fell about 10%: 72 sold at a median of $397,500, against 47 at $442,500 the year before. Somerville coach homes sold 15 times at a median of $255,000, and villas eight times at $315,500. On October 1, seven homes were under contract, against eight a month earlier.

Single-family homes

$397,500

Median sold price, past 12 months

10% lower than the year before ($442,500)

Homes sold
7247 the year before
For sale now
31
Previously listed
8 of 31Earlier listing ended in the past 12 months
Under contract
56 a month earlier
Months of supply
5.2 months
Median days on market
77 days
Share of final asking price
96.4%
Price per square foot
$204$221 the year before
Sold price range
$288,000 to $780,000
Asking prices now
$349,900 to $779,000

Villas

$315,500

Median sold price, past 12 months (8 sales)

Homes sold
83 the year before
For sale now
1
Previously listed
0 of 1Earlier listing ended in the past 12 months
Under contract
11 a month earlier
Months of supply
1.5 months
Median days on market
70 days
Share of final asking price
94.2%
Price per square foot
$205
Sold price range
$295,000 to $339,000
Asking prices now
$325,000

Coach homes

$255,000

Median sold price, past 12 months

Homes sold
154 the year before
For sale now
1
Previously listed
0 of 1Earlier listing ended in the past 12 months
Under contract
11 a month earlier
Months of supply
0.8 months
Median days on market
87 days
Share of final asking price
95.9%
Price per square foot
$174
Sold price range
$212,500 to $282,500
Asking prices now
$329,000

Home types follow the MLS building categories, with filing errors corrected where the listing shows a different home type. The MLS files coach homes in its condo categories.

Sold on the first try, or relisted first

Homes that sold in the past 12 months, split by whether an earlier listing had failed in the year before. Days for relisted homes add up every listing; days for first-try sales count only the listing that sold.

Sandoval homes that sold on the first try compared with homes that were relisted first, past 12 months
Home typeSold on the first tryRelisted before sellingRelisted homes, median amount below their last listed price
Single-family homes54 salesmedian $385,000, 70 days18 salesmedian $446,250, 276 days in all$67,998about 10% less
Villas6 salesmedian $319,000, 99 days2 salesmedian $314,250, 166 days in all$42,417about 12% less2 sales
Coach homes14 salesmedian $259,950, 95 days1 salefigures not shown for a single saleNot shown

Our seller net sheet estimates what you would keep after closing costs, and our selling guide shows how we plan and market a sale.

Prices by home type

Rolling 12-month median sold price

Over the 12 months ending September 2026, the single-family median was $397,500, down from $442,500.

Single-family homes$442,500 in Sep 2025 · $397,500 in Sep 2026

Single-family homes, 12-month median sold priceSingle-family homes median over the 12 months ending each month: $442,500 in Sep ’25, $397,500 in Sep ’26.$375k$400k$425k$450kSep ’25Jan ’26May ’26Sep ’26Single-family homes, 12-month median sold priceSingle-family homes median over the 12 months ending each month: $442,500 in Sep ’25, $397,500 in Sep ’26.$375k$400k$425k$450kSep ’25Mar ’26Sep ’26

Each point shows the median sale price for the 12 months ending that month, so neighboring points share most of their sales. The curved lines connect those values.

See the numbers
Sandoval 12-month median sold price, by the month each 12-month period ends
12 months endingSingle-family homes: salesMedianPrice per sq ft
Sep 202547$442,500$221
Oct 202540$446,950$217
Nov 202541$440,000$218
Dec 202540$419,259$217
Jan 202642$415,500$216
Feb 202645$415,000$216
Mar 202652$411,500$206
Apr 202659$390,000$203
May 202664$385,000$203
Jun 202665$390,000$205
Jul 202668$397,500$206
Aug 202672$402,000$206
Sep 202672$397,500$204

Sandoval single-family median price fell about 10%

Single-family homes sold at a median of $397,500 over the 12 months ending October 1, 2026, down about 10% from $442,500 the year before, while sales rose from 47 to 72. Median price per square foot also fell, from $221 to $204, so compare homes of similar size as well as total price.

Price also depends on the section. Most single-family sales, 39, were filed under the main Sandoval plat, at a median of $400,000, down from $431,250 on 28 sales the year before. The other 33 were spread across 12 smaller sections, from Greendale, with six sales at a median of $375,000, to Stonyhill, with four at $618,750. Six or fewer sales is a small number, and homes differ in size, age and condition, so use these figures as a guide.

Sandoval villa and coach home sales

Eight villas sold in the past 12 months, at a median of $315,500, from $295,000 to $339,000. Five were in Anguilla and three elsewhere in Sandoval. Three villas sold the year before, too few for a fair comparison.

Fifteen coach homes sold in Somerville, at a median of $255,000, from $212,500 to $282,500, against four sales the year before. One villa and one coach home were for sale on October 1.

How to compare Sandoval home prices

Compare a home with sales of the same type in the same section. Villas sold at a median $60,500 above Somerville coach homes over the past 12 months, and association fees differ by section too.

Competition for sellers

How much competition a Sandoval seller faces

Eight of the 33 homes for sale on October 1 had an earlier listing end without a sale in the past 12 months.

Thirty-one single-family homes were for sale on October 1, about five months of sales at the past year’s pace. Eight of the 31 have a prior expired, withdrawn, or terminated record in the past 12 months, and two have been on their current listing 180 days or more.

Single-family homes took a median of 77 days from listing to accepted contract on the listing that sold, and closed at a median 96.4% of their final asking price. Coach homes took 87 days and closed at 95.9%, and villas took 70 days and closed at 94.2%. Those percentages use the last asking price after any price cuts. On October 1, seven homes were under contract, five single-family homes, one villa and one coach home, against eight on September 1.

What happened after relisting

What Sandoval homes sold for after relisting

Eighteen single-family homes sold in the past year after an earlier listing expired, was withdrawn, or was terminated. They sold a median of $67,998 below their last listed price, about 10% less, and spent a median of 276 days on the market across all their listings. Single-family homes that sold on the first try took a median of 70 days. Two of the 18 took three or more listings to sell.

Two villas and one coach home also sold after a relist. Villas that sold on the first try took a median of 99 days, and coach homes 95 days.

Homes sold each month

Homes sold each month

Single-family homesVillasCoach homes
Homes sold each month in Sandoval, Oct 2024 through Sep 2026, by home type051015O2024NDJ2025FMAMJJASONDJ2026FMAMJJAS

Showing the latest months. Swipe sideways or use the arrows to see all 24 months.

Each bar is one month of closed sales. Monthly counts in a community this size move around a lot, so the 12-month figures in the cards are the steadier read.

See monthly sales by home type
MonthSingle-family homesVillasCoach homesAll homes
Oct 2024100010
Nov 20243104
Dec 20243104
Jan 20253014
Feb 20253003
Mar 20254004
Apr 20254015
May 20252002
Jun 20255016
Jul 20253003
Aug 20252013
Sep 20255106
Oct 20253003
Nov 20254105
Dec 20252013
Jan 20265027
Feb 20266017
Mar 2026111214
Apr 2026110213
May 20267119
Jun 202664111
Jul 202661310
Aug 20266017
Sep 20265016

What Sandoval homes sold for in September 2026

Six homes sold in September, at a median of 90.5% of their first asking price.

How we count these numbers
Median sold price
The middle sale price of the homes that closed in the past 12 months. Half sold for more and half for less.
Change from the year before
The same figure for the 12 months before that, for the same home type. We show it when both years have at least five sales.
Fewer than five sales
On the home-type cards, median sold price appears only with five or more sales. With fewer, the card shows the range of what sold instead. Other card figures based on fewer than five sales show the number of sales beside them.
Homes sold
Homes that closed in the past 12 months.
For sale now
Active listings in the MLS on October 1, 2026.
Under contract
Homes with a contract signed in the past 120 days that had not closed by October 1, 2026.
Months of supply
How many months the homes for sale would last at the past 12 months’ pace of sales.
Median days on market
Days from the MLS listing date to the accepted contract, for the listing that sold, middle value. A relisted home starts this count over, so it can look newer than it is.
Share of final asking price
What sellers received as a share of the last asking price before the sale, middle value.
Price per square foot
The sale price divided by the living area, middle value. It lets you compare homes of different sizes.
Previously listed
Homes for sale with an earlier listing that expired, was withdrawn, or was terminated in the past 12 months, without a sale in between. Why homes get relisted.
Sold on the first try
A home with no expired, withdrawn, or terminated listing in the 12 months before it was listed.
Relisted before selling
A home with at least one expired, withdrawn, or terminated listing in the 12 months before the listing that sold. A sale to a new owner in between starts the clock over.
Last listed price
For a relisted home, the asking price on the expired, withdrawn, or terminated listing just before the listing that sold, as of the day that earlier listing ended.
Days in all
For a relisted home, the full days on market of each listing added together: the listing that sold plus every expired, withdrawn, or terminated listing that ended in the 12 months before it.
Share of first asking price
The sale price divided by the price the home first carried on the listing that sold.
Home types
From the MLS Building Design field, with filing errors corrected where the listing shows a different home type. A home type gets its own card only when the community has a real number of them.

Every figure comes from Florida Gulf Coast MLS records. The full method is on our Southwest Florida market methodology page.

Figures from Florida Gulf Coast MLS records available as of October 10, 2026. See the full Cape Coral housing market update →

Pricing Proof

Recently Sold in Sandoval

Recent Sandoval closings show the prices buyers actually agreed to pay. Compare the same neighborhood, home type, size, view, and condition before treating a sale as a useful comparable.

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Home Value

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Cost of Ownership

Sandoval HOA fees and the full cost of owning a home

Every home here pays the master fee to the Sandoval Community Association, $745 a quarter in 2026. It covers the gates, Club Sandoval, the parks, the roads, the grounds and internet. On some streets the association also handles the lawn, and the twin villas and Somerville condominiums pay a second association. Start with the kind of home you are considering, then pick the street named on the listing.

Association fees

$2,980 to $7,994 a year

Every home type, before property tax. Sandoval has no community development district.

At purchase

$4,000 at a resale closing. The buyer pays a $4,000 contribution to the Sandoval Community Association. Buyers of single-family homes do not apply to the association. Somerville adds a $150 application fee.

Which home are you considering?

Single-family homesSingle-family homess · one association$2,980 to $4,606 a year, 19 profilesCurrent as of October 2026Detached villasDetached villass · one association$4,570 a year, 1 profileCurrent as of October 2026Twin villasTwin villass · two associations$7,994 a year, 1 profileCurrent as of October 2026Somerville condominiumsLow-rise condominiumss · two associations$7,900 a year, 1 profileCurrent as of October 2026

Every home pays the master fee. Lawn care and a second association decide the rest, and the listing names the street.

Single-family homes

19 profiles · $2,980 to $4,606 a year

One fee, paid to the Sandoval Community Association. On most streets it is the master fee, $745 a quarter. Where the association handles the lawn and sprinklers, the quarterly fee is $1,142.50, except Malaita at $1,151.50.

Which street?

Single-family homes fee profiles
StreetHome styleLawn carePer quarterA year at current rates
AshburySingle-family homesBy the owner$745$2,980
BellinghamSingle-family homesBy the owner$745$2,980
BlackburnSingle-family homesBy the owner$745$2,980
BrightsideSingle-family homesBy the owner$745$2,980
CayonSingle-family homesBy the owner$745$2,980
FairmontSingle-family homesBy the owner$745$2,980
MaravalSingle-family homesBy the owner$745$2,980
StonyhillSingle-family homesBy the owner$745$2,980
SunvaleSingle-family homesBy the owner$745$2,980
VerdmontSingle-family homesBy the owner$745$2,980
AstwoodSingle-family homesIncluded$1,142.50$4,570
BellevilleSingle-family homesIncluded$1,142.50$4,570
ClairfontSingle-family homesIncluded$1,142.50$4,570
GreendaleSingle-family homesIncluded$1,142.50$4,570
HopefieldSingle-family homesIncluded$1,142.50$4,570
LambaySingle-family homesIncluded$1,142.50$4,570
VareoSingle-family homesIncluded$1,142.50$4,570
WoodbourneSingle-family homesIncluded$1,142.50$4,570
MalaitaSingle-family homesIncluded$1,151.50$4,606

Detached villas

1 profile · $4,570 a year

One fee, the master fee with association lawn care.

Which street?

Detached villas fee profiles
StreetHome styleLawn carePer quarterA year at current rates
Anguilla, detached villasDetached villasIncluded$1,142.50$4,570

Twin villas

1 profile · $7,994 a year

Two fees. The master fee, plus the Villas I association for the twin villas on Anguilla and Pamplico.

Which street?

Twin villas fee profiles
StreetHome styleLawn carePer quarterA year at current rates
Anguilla and Pamplico, twin villasTwin villasIncluded$1,998.50$7,994Master $2,980 + Villas I association $5,014

Somerville condominiums

1 profile · $7,900 a year

Two fees. The master fee, plus the Somerville condominium association, which insures and maintains the buildings and covers water and sewer.

Which association?

Somerville condominiums fee profiles
StreetHome styleLawn carePer quarterA year at current rates
SomervilleLow-rise condominiumsIncluded$1,975$7,900Master $2,980 + Somerville condominium $4,920

Every yearly figure is the quarterly fee times four.

The master fee and the lawn-care streets come from the Sandoval Community Association 2026 approved budget and Resident Handbook. Street-level amounts, the villa association and the Somerville condominium fee are current as of October 2026. Casibari, Cayes, Lavaca, Sutherland and Windwood are not listed; ask us for those. Confirm the exact figures on the estoppel before you make an offer.

Four things the fee schedule does not show

No CDD

Sandoval has no community development district. The 2025 tax bill for a home in the last phase shows no CDD assessment. Taxes still vary by home, so check the current bill for the one you want.

Cable TV is not included

Internet is part of the master fee, through Blue Stream Fiber at 1 Gig with at least two Wi-Fi pods in every home. Cable TV is set up and paid for separately.

What the lawn-care fee covers

On the lawn-care streets the association’s landscaper mows, edges and maintains the sprinklers. Everywhere else the owner keeps the yard to the community standard, and lakefront owners also maintain the lake bank.

Leasing an owner’s home ends the owner’s amenity access

While a home is leased, the owner’s amenity cards are switched off and the tenant gets access instead, unless the owner lives in another Sandoval home.

Verify the exact home. Fees reset each January, and an individual home can carry its own charges. Before you make an offer we pull the current estoppel and the governing documents for that street, and confirm the fee, the $4,000 contribution and the leasing rules. To put these beside taxes, insurance and the rest, use our cost of owning a home in Southwest Florida breakdown.

Every home is a little different. Send us the address and we will check the association fees, any second association, the $4,000 contribution, the leasing rules and which maintenance belongs to you.

For Owners Who Rent

Renting out a Sandoval home: the lease rules

The master rules allow whole-home leases of at least 30 days. Each neighborhood’s own declaration can be stricter, and several are, so two homes a street apart can follow different rules.

Rental limits

30 days minimum

Verdmont and Blackburn allow 2 leases a year. Somerville allows 4. The twin villas require 90 days and allow 2 in any 12 months.

  1. The lease

    Whole homes only, in writing, at least 30 days and no more than a year. No subleasing.

  2. The paperwork

    The tenant applies to the association at least 15 days before the lease starts, with the lease and a $100 processing fee. Somerville asks for 20 days. Cape Coral also requires landlords to register rental homes with the city each year.

  3. The amenities

    The tenant gets amenity access for the term, and the owner’s cards are switched off unless the owner lives in another Sandoval home.

  4. The neighborhood documents

    Read the lease section of the neighborhood declaration for the home. That is where the yearly cap comes from. Somerville tenants may not keep pets.

Not every neighborhood’s limit is on record with us. Confirm the cap for a specific home in writing before counting on a season.

We work with owners renting in Sandoval. Considering a rental purchase? Send us the address. We will check the lease rules and compare rental income with association fees, taxes, insurance and management costs.

Detailed Buyer Guide

Living in Sandoval: a buyer’s guide

Overhead view of the Sandoval amenity center in Cape Coral, Florida, with the curving lagoon pool and slide beside a lake, two gray-roofed clubhouse buildings, a shaded playground, a blue basketball court, a sand volleyball court and a parking lot

Sandoval is a gated, all-ages community in southwest Cape Coral, between Veterans Parkway and Trafalgar Parkway. Bonita Bay Group planned it on 524 acres with 24 lakes, and builders including Pulte, D.R. Horton and Taylor Morrison finished its 1,425 homes between 2005 and 2018. Sandoval has no golf course.

Every owner belongs to the Sandoval Community Association, which runs the gates, the amenities, the roads and the common grounds. Some streets, the villas and the Somerville condominiums also pay a second fee or a lawn-care charge, so the yearly cost depends on the street.

Inside Sandoval

  • Location: Southwest Cape Coral, between Veterans Parkway, Surfside Boulevard and Trafalgar Parkway, with Pine Island Road to the north.
  • Gates: Three gated entrances, at Veterans Parkway, Pine Island Road and Trafalgar Parkway. The Trafalgar gate is for residents only. A virtual guard system handles visitors, and a security service patrols in the evening.
  • Amenities: Club Sandoval with a 7,500-square-foot lagoon pool and 100-foot waterslide, a fitness room, a movement room, the Pelican Building with a lending library, lighted tennis and pickleball courts, basketball, sand volleyball, bocce, horseshoes, a playground, Calypso Park with a fishing pier and disc golf, two dog parks and the Esplanade.

Sandoval single-family homes, villas and Somerville condos

Every home here shares the same amenities, so the choice comes down to the home type, the street and whether you want to handle the lawn yourself.

Single-family homes make up most of Sandoval. They run from about 1,500 to 3,700 square feet, mostly one story with two to four bedrooms, on lots of about a sixth of an acre. Many back up to a lake, and about four in ten have a private pool.

Villas sit on Anguilla and Pamplico. The detached villas on Anguilla are about 1,500 square feet. The twin villas, built in pairs from 2013 to 2017, are about 1,540 square feet and have their own association on top of the master fee.

The Somerville condominiums are two-story buildings from 2005 to 2008, with two- and three-bedroom homes of about 1,350 to 1,850 square feet. Many have an attached garage, and Somerville has its own pool.

On some streets the association handles the lawn. Astwood, Belleville, Clairfont, Greendale, Hopefield, Lambay, Malaita, Vareo, Woodbourne and the villas pay a higher fee that includes lawn and sprinkler care. On the other streets the owner keeps the yard to the community standard.

What Living in Sandoval Is Like

Club Sandoval is where the classes, clubs and events happen. The lagoon pool has a 100-foot waterslide, zero-depth entry and lap lanes on weekday mornings. The fitness room opens at 5 a.m., and the courts are lighted until 9 p.m. Across the community, Calypso Park has a fishing pier on a 22-acre lake, disc golf, grills and tiki huts.

A Lifestyle Director runs a full schedule of activities for all ages. In a typical week that means water aerobics, yoga, pickleball, men’s and women’s bocce, mahjong, bridge, canasta, a quilt club, a book club and Coffee and Conversation on Friday mornings. Halloween is the big event of the year, with a Trunk or Treat, costume contests and house decorating. Community-wide garage sales bring out more than 50 homes.

The Esplanade, a two-mile path along Sandoval Boulevard and Sandoval Parkway, connects the neighborhoods to the club and the parks. Dog owners have Barkley Park and Happy Paws Park, with a Yappy Hour on the last Wednesday of the month. Use the interactive What’s Nearby map to test the drives that matter to you.

What to Know Before You Buy

  • Yearly fees: Every home pays the master fee, $745 a quarter in 2026. Streets where the association handles the lawn pay $1,142.50 a quarter ($1,151.50 in Malaita), and the twin villas and Somerville condominiums add a second association. Sandoval has no community development district, so the tax bill carries no CDD assessment.
  • At closing: A $4,000 contribution to the association on a resale. Somerville adds a $150 application fee. Buyers of single-family homes do not apply to the association.
  • Internet: Included with every home through Blue Stream Fiber at 1 Gig. Cable TV is not.
  • Community rules: Boats, RVs and trailers go in the garage, and there is no street parking between 1 and 6 a.m. Only licensed, street-legal golf carts may use the roads. Lakefront owners maintain the lake bank behind the home to the water’s edge, and swimming and boating are not allowed on the lakes. Hurricane shutters go up only when a storm warning is issued, so they cannot stay closed all summer.
  • Leasing: Whole homes only, 30 days at the least. Many neighborhoods set tighter limits, covered below.
  • Schools: Served by Lee County Public Schools, which places students through School Choice rather than by address.
Street map of Southwest Florida showing Fort Myers, Cape Coral, Estero, Bonita Springs and Naples Lee & Collier · FEMA flood map
Flood risk

Check a Cape Coral address’s flood zone

Flood zone and insurance costs can vary from one block to the next in Cape Coral. Look up the FEMA flood zone for any address in seconds, so you know the zone before you get an insurance quote and make an offer.

Open the flood zone lookup →

Moving from up north? Compare your winter with Southwest Florida on our Cape Coral page. Our Florida relocation tax calculator compares what you pay now against what you would pay here, and our cost of owning a home guide puts association fees beside property taxes, insurance and the other yearly costs.

Questions & Answers

Sandoval FAQs

01Is Sandoval gated?
The short answer

Yes. Sandoval has three gated entrances with a virtual guard system.

The entrances are at Veterans Parkway, Pine Island Road and Trafalgar Parkway, and the Trafalgar gate is for residents only. Residents add guests and vendors through the Envera app, and a security service patrols in the evening.

02Is Sandoval a 55+ community?
The short answer

No. Sandoval is open to all ages.

Families, retirees and seasonal owners all live here, and the activity schedule includes events for children as well as adults.

03What are the HOA fees in Sandoval?
The short answer

The master fee is $745 a quarter in 2026. Lawn-care streets pay $1,142.50.

The twin villas and the Somerville condominiums also pay a second association, which brings their yearly cost to about $7,900 to $8,000. The master fee covers the gates, Club Sandoval, the parks, the roads, the grounds and internet.

04Does Sandoval have a CDD?
The short answer

No. Sandoval has no community development district.

A 2025 tax bill for a Sandoval home shows no CDD assessment. Taxes still vary by home, so check the current bill for the one you want.

05What does it cost to buy into Sandoval?
The short answer

A $4,000 contribution to the association at a resale closing.

Buyers of single-family homes do not file an application with the association. Somerville adds a $150 application fee.

06Is there golf in Sandoval?
The short answer

No. Sandoval has no golf course and no golf membership.

Recreation here is Club Sandoval: the lagoon pool and waterslide, the fitness room, lighted tennis and pickleball, basketball, volleyball and bocce, plus Calypso Park, the dog parks and the Esplanade.

07Can you rent out a home in Sandoval?
The short answer

Yes. Whole homes, for at least 30 days.

Many neighborhoods set a yearly cap. Verdmont and Blackburn allow 2 leases a year, Somerville allows 4, and the twin villas require 90 days and allow 2 in any 12 months. Tenants apply to the association at least 15 days ahead.

08Can you park a boat or RV in Sandoval?
The short answer

Only to load or unload, for up to 24 hours, twice a month.

Boats, RVs and trailers otherwise go in the garage. Florida law lets owners park personal vehicles, including pickup trucks, and work vehicles that are not commercial motor vehicles in the driveway. Street parking is not allowed between 1 and 6 a.m.

09Are golf carts allowed in Sandoval?
The short answer

Only licensed, street-legal golf carts, and only on the roads.

Unlicensed golf carts, ATVs and motorized skateboards are not allowed in the community.

10What kinds of homes are in Sandoval?
The short answer

Single-family homes, detached and twin villas, and the Somerville condominiums.

Single-family homes run from about 1,500 to 3,700 square feet. The villas are about 1,500 square feet and the condominiums about 1,350 to 1,850. Homes were built between 2005 and 2018.

11Is internet included in Sandoval?
The short answer

Yes. Internet is part of the master fee. Cable TV is not.

Blue Stream Fiber provides 1 Gig service with a fiber modem and at least two Wi-Fi pods in every home.

12What flood zone is a Cape Coral home in, and how do I check it?
The short answer

Flood zones change from one block to the next, so the only answer that counts is the one for that exact address.

The zone affects both insurance cost and lender requirements, and two homes on the same street can sit in different ones. Check the FEMA flood zone for the address first, then get a current insurance quote before you make an offer.

Look up any address Southwest Florida flood zone lookup
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Worthington Research

Southwest Florida real estate research from Worthington Realty

We research the details that matter when you are comparing Southwest Florida homes and communities, from current market activity and what a home costs to own, to the rules and fees that can change the decision.

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Sources and how we checked them
Home types and sizes
Streets come from the association’s 2026 budget and Resident Handbook. Living areas are approximate ranges for each home type, current as of October 2026. Construction years are current as of October 2026.
Fees and assessments
The master fee structure, reserve funding and the lawn-care neighborhoods come from the Sandoval Community Association 2026 approved budget and its Resident Handbook, revised April 2026. Street-level amounts, the Villas I association fee, the Somerville condominium fee and the $4,000 contribution are current as of October 2026. The absence of a community development district is from the 2025 Lee County tax bill for a home in Sandoval Phase 3B.
Renting it out
The 30-day minimum, the one-year maximum, the ban on subleasing and the 15-day application come from the Sandoval use restrictions recorded July 12, 2005, as amended April 29, 2008. The limit of two leases a year is in the recorded supplemental declarations for Verdmont and Blackburn. The twin-villa terms are in the Villas I (Anguilla & Pamplico) amendment approved February 2, 2018. The Somerville terms and pet rule are in the Somerville rules and pet restrictions. Amenity access during a lease is in the Resident Handbook, April 2026.

Reviewed by Michael Davis, Head of Market Research and Co-Owner · Updated October 24, 2026

Worthington Realty, Inc. · (239) 437-3334 · 8880 Gladiolus Drive, Suite 102, Fort Myers, FL 33908. Figures describe the market as of October 1, 2026, from Florida Gulf Coast MLS (FGCMLS) records pulled October 10, so late-reported September sales are included. Listing data is deemed reliable but not guaranteed.