Sandoval
Homes for Sale in Cape Coral, FL
All 481 homes for sale in Cape Coral, FL · median $325,162 · 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 $325,000 to $779,000 (median $398,000). 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; 11 of 25 report an HOA (median $355/mo); 4 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).
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 2026-10-01, 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 2, 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.
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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
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 (2026-10-01).
Sandoval Market Scorecard
Sandoval is currently a balanced market., a median asking price of $399,000, and homes go under contract in about 43 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, tiles © CARTO.
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.
HOA, CDD & Fees
- HOA dues reported around $355/month (about $4,260/yr) · median of 179 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 179 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. 6 on record.
- 2419 Ashbury Cir · off market
- 2495 Belleville Ct · off market
- 2615 Sunvale Ct · off market
- 2616 Malaita Ct · off market
- 2648 Fairmont Isle Cir · off market
- 2769 Lambay Ct · off market
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 1, 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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