Sandoval
Homes for Sale in Cape Coral, FL
All 500 homes for sale in Cape Coral, FL · median $325,000 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Sandoval in Cape Coral, FL has 21 homes for sale and 4 pending, asking from $359,995 to $779,000 (median $410,000). Over the 12 months ending 2026-09-20, 40 recorded sales closed at a median of $387,500, $201 per square foot, a median 74 days on market, sellers accepting 92% of original asking (-8% versus the prior year). Homes listed or recently sold were built 2005–2017; 12 of 25 report an HOA (median $355/mo); 6 of the 25 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $6,190 ($5,520 with the full homestead exemption).
Last 30 days in Sandoval: 6 new listings (median asking $449,500), 4 under contract right now. As of October 17, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Sandoval
Live MLS inventory for Sandoval. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Sandoval listings as of 2026-10-14, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Sandoval's pricing is doing most of the talking right now. A median of $385,000 against a median-year-built of 2010 and a median living area over 3,200 square feet works out to a price per square foot in the low $200s — modest for homes this size, which tells you condition and updates are carrying more weight than square footage alone. With prices down 8.3% year over year and a market heat score of 20, this is a buyer's negotiating environment, not a seller's.
A median of 70 days on market and only 39 closings in the recent window point to a market that is thin on transaction volume and unhurried on price discovery. Sellers here need to price to the current data, not last year's; buyers who do their homework on comparable square footage and year-built have room to negotiate on both price and terms.
Sandoval right now
🟡 Off the recent peak. The trailing-12-month median ($388K) is down 7.7% from the prior 12 months ($420K).Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Very High (40 and 31 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sandoval market snapshot (as of September 20, 2026): the median sale price is about $388K ($201 per sq ft over the trailing 12 months of closed sales), and a median 74 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (40 closings in the current window).
In ZIP 33449 (Cape Coral), 402 homes closed in the last 12 months at a median of $670K ($335/sq ft), up 0.7% year over year, with a median 52 days on market. Right now 48 active and 16 pending listings put supply at about 4.2 months — a balanced market. See the live ZIP 33449 housing market and the Palm Beach County market.
County records show 27 qualified sales in Sandoval across 2024–2025 (20 in 2024, 7 in 2025), median $410,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Sandoval: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 25% sit outside the FEMA Special Flood Hazard Area (Zone X); 75% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov.
Sandoval is a community of 398 homes in Cape Coral, Lee County, built between 2005 and 2018 (median 2014), with a median living area of about 2,746 square feet. 77% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Sandoval is a deed-restricted, single-family community in Cape Coral built out mostly between 2005 and 2018, with a homestead share near three-quarters that points to a community of primary residences rather than a rotating rental stock.
The setting & the homes.
Aerial and on-site photos of Sandoval. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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SandovalPhotos from Florida Gulf Coast MLS listings in Sandoval; content deemed reliable but not guaranteed.
Who Sandoval is best for.
Best for
- Buyers who want more living space for the dollar and are willing to weigh condition carefully against a $385,000 median
- Buyers comfortable with a longer search-and-negotiate process given the 70-day median time on market
- Buyers planning to occupy the home rather than flip it quickly, consistent with the community's high homestead share
Probably not for
- Sellers who need a fast, at-list sale in the current soft-market conditions
- Buyers seeking built-in resort-style or clubhouse amenities, since none are identified in current listings
- Buyers who want a smaller, lower-maintenance floor plan rather than the community's larger median square footage
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($388K) IS the median in the snapshot above, and the move from 2025 ($420K) IS the -7.7% one-year change.
Windows contain 26 to 66 sales each (40 in the current window); every figure carries its sample size. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
16% of homes for sale in Sandoval are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-17).
Sandoval Market Scorecard
Sandoval is currently a balanced market., a median asking price of $399,000, and homes go under contract in about 66 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Sandoval on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Sandoval buying strategy.
If we were buying in Sandoval today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Sandoval.
Large homes, soft pricing
The defining number in this data set is size: a median living area above 3,200 square feet, paired with a homogenous build era (2005-2018), makes Sandoval one of the larger-footprint communities in the Cape Coral resale mix. That scale is exactly why the price-per-square-foot figure — just over $200 — matters more here than the median price alone. It signals that value is being set by condition, finish level, and updates rather than by scarcity of space.
The 8.3% year-over-year decline and a market heat score of 20 both describe a market that has cooled from where it was. Combined with a median of 70 days on market, that is a data set that rewards patience on the buy side and realistic pricing on the sell side. This is not a community where you list and expect a bidding war; it is one where the listings priced tightly to recent comparables are the ones that move.
The location and the amenities are priced into every listing in Sandoval. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Sandoval buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.4). Basis: Recent Direction -7.7% year-over-year; Owner Commitment 77% owner-occupied; Pricing Power 91.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market with a wide gap between price and square footage and only 39 recent closings to calibrate against, pricing a Sandoval listing — or making an offer on one — takes a close read of condition-adjusted comparables, not a generic per-square-foot average. We track that gap closing by closing so sellers price to what is actually clearing and buyers know where there is room to negotiate.
Sandoval in 15 seconds.
What it really costs to own in Sandoval
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $4,544/yr across 48 listings here (MLS tax records, 2026-10-16). |
|---|---|
| HOA dues | Median $355/month across 455 MLS listings (most billed quarterly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2011 across 48 listings. An original roof here would be about 15 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $917/month (tax $379, HOA $355, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Sandoval
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sandoval
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sandoval will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $355/month (about $4,260/yr) · median of 455 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $355 per month ($4,260 a year) — the median AssociationFee across 455 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Sandoval buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Sandoval sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandoval, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandoval home worth?
Get a no-obligation home value based on real comparable sales in Sandoval, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Cape Coral →
Recently off market in Sandoval
Homes in Sandoval that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 10 on record.
- 2419 Ashbury Cir · off market
- 2457 Sutherland Ct · off market
- 2495 Belleville Ct · off market
- 2615 Sunvale Ct · off market
- 2616 Malaita Ct · off market
- 2626 Vareo Ct · off market
- 2629 Lambay Ct · off market
- 2648 Fairmont Isle Cir · off market
| Location | Cape Coral, Lee County, FL · ZIP 33449, 33991 |
|---|---|
| Homes in the community | 398 (FL DOR 2025 assessment roll) |
| Years built | 2005–2018 (median 2014) |
| Typical living area | 2,746 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 96% |
| Sale prices, last 12 months | $387,500 median across 40 closed sales · $201 per sq ft · -7.7% vs the prior 12 months |
| Days on market (closed sales) | 74 median |
| For sale right now | 19 active, 4 pending · median asking $399,000 |
| Owner-occupied (homestead) share | 77% |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sandoval key facts,” movewithmomentum.com/neighborhoods/sandoval, data as of September 20, 2026.
Just listed in Sandoval
The newest homes for sale in Sandoval right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2656 Fairmont Isle Cir $729,000 · 4 bd · 3 ba · 2,705 sq ft · new today Courtesy of Realmark Realty Group II LLC
- 2620 Bellingham Ct $499,000 · 4 bd · 2 ba · 2,196 sq ft · new today Courtesy of Realmark Realty Group II LLC
- 2462 Anguilla Dr $359,995 · 3 bd · 2 ba · 1,507 sq ft · new today Courtesy of Starlink Realty, Inc
- 2652 Vareo Ct $376,000 · 2 bd · 2 ba · 1,672 sq ft · 16 days on market Courtesy of Starlink Realty, Inc
- 2623 Maraval Ct $400,000 · 2 bd · 2 ba · 2,146 sq ft · 17 days on market Courtesy of EXP Realty, LLC
- 2705 Lambay Ct $779,000 · 4 bd · 5 ba · 3,443 sq ft · 37 days on market Courtesy of Realmark Realty Group II LLC
Checked against the MLS Oct 16, 2026. All new listings in this market.
Every Home for Sale in Sandoval Right Now (24)
All 24 active and pending Sandoval listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2620 Bellingham Ct · $499,000 · 4 bd / 2 ba · listed by Realmark Realty Group II LLC
- 2462 Anguilla Dr · $359,995 · 3 bd / 2 ba · listed Sep 30, 2026 · listed by Starlink Realty, Inc
- 2641 Clairfont Ct · $372,500 · 3 bd / 2 ba · pending · listed Sep 28, 2026 · listed by Realmark Realty Group II LLC
- 2623 Maraval Ct · $400,000 · 2 bd / 2 ba · listed Sep 25, 2026 · listed by EXP Realty, LLC
- 2616 Maraval Ct · $349,900 · 3 bd / 2 ba · pending · listed Sep 24, 2026 · listed by Encore Realty Services Inc
- 1804 Cayon Ct · $725,000 · 5 bd / 5 ba · listed Sep 11, 2026 · listed by Sellstate 5 Star Realty
- 2705 Lambay Ct · $779,000 · 4 bd / 5 ba · listed Sep 10, 2026 · listed by Realmark Realty Group II LLC
- 2612 Vareo Ct · $410,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by EXP Realty LLC
- 2648 Anguilla Dr · $325,000 · 2 bd / 2 ba · pending · listed Sep 9, 2026 · listed by EXP Realty LLC
- 2703 Vareo Ct N · $379,000 · 2 bd / 2 ba · pending · listed Sep 7, 2026 · listed by Cape Premier Realty LLC
- 2652 Vareo Ct · $376,000 · 2 bd / 2 ba · listed Sep 4, 2026 · listed by Starlink Realty, Inc
- 2669 Lambay Ct · $525,000 · 3 bd / 3 ba · listed Aug 24, 2026 · listed by Pinnacle Property Group
- 2617 Brightside Ct · $375,000 · 3 bd / 2 ba · listed Aug 17, 2026 · listed by Redfin Corporation
- 2549 Ashbury Cir · $549,900 · 3 bd / 2 ba · listed Aug 11, 2026 · listed by Pinnacle Property Group
- 2436 Woodbourne Pl · $399,000 · 3 bd / 2 ba · listed Aug 10, 2026 · listed by Realmark Realty Group II LLC
- 2608 Sunvale Ct · $549,000 · 4 bd / 3 ba · listed Aug 9, 2026 · listed by Southwest FL Property Pros LLC
- 2457 Anguilla Dr · $389,000 · 3 bd / 2 ba · listed Aug 5, 2026 · listed by Realmark Realty Group II LLC
- 2447 Woodbourne Pl · $398,000 · 3 bd / 2 ba · listed Aug 2, 2026 · listed by John R. Wood Properties
- 2534 Verdmont Ct · $575,000 · 4 bd / 3 ba · listed Jul 28, 2026 · listed by Realmark Realty Group II LLC
- 2637 Vareo Ct · $365,000 · 3 bd / 2 ba · listed Jul 18, 2026 · listed by Realmark Realty Group II LLC
- 2452 Blackburn Cir · $459,000 · 4 bd / 3 ba · listed Jul 16, 2026 · listed by Real Broker, LLC
- 2615 Vareo Ct · $374,900 · 3 bd / 2 ba · listed Jul 16, 2026 · listed by Marina Park Realty LLC
- 2623 Malaita Ct · $360,000 · 3 bd / 2 ba · listed Jul 16, 2026 · listed by Century 21 Selling Paradise
- 2457 Sutherland Ct · $299,000 · 3 bd / 2 ba · pending · listed Jul 16, 2026 · listed by KW Peace River Partners
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- Cape Coral home values: what is my house worth?
- ZIP 33449 housing scorecard
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Vareo Court (4 homes on record)
- Lambay Court (4 homes on record)
- Ashbury Circle (3 homes on record)
- Vareo Court (2 homes on record)
- Vareo Court (2 homes on record)
- Ashbury Circle (2 homes on record)
- Ashbury Circle (2 homes on record)
- Woodbourne Place (2 homes on record)
- Lambay Court (1 homes on record)
- Lambay Court (1 homes on record)
- Lambay Court (1 homes on record)
- Lambay Court (1 homes on record)
Frequently Asked Questions
What is the median home price in Sandoval?
How long do homes in Sandoval take to sell?
How many homes are in Sandoval?
What share of Sandoval is owner-occupied?
When were the homes in Sandoval built?
Who is the best real estate agent for Sandoval?
How do I find a top Cape Coral real estate agent who knows Sandoval?
Can Momentum Realty connect me with an agent for Sandoval?
Where is Sandoval, and what county is it in?
Is Sandoval a good place to live?
Should you buy in Sandoval?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 14, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 33449/33991)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (546 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Sandoval fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Sandoval
- Home values · What homes in Sandoval actually sell for
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