Sandoval
Homes for Sale in Cape Coral, FL
All 527 homes for sale in Cape Coral, FL · median $307,900 · 308 homes for sale in 33991 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Sandoval in Cape Coral, FL has 24 homes for sale and 3 pending, asking from $325,000 to $779,000 (median $394,000). Over the 12 months ending 2026-11-11, 13 recorded sales closed at a median of $395,000, $209 per square foot, a median 21 days on market, sellers accepting 95% of original asking. Homes listed or recently sold were built 2005–2018; 14 of 27 report an HOA (median $377/mo); 9 of the 27 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 $6,310 ($5,640 with the full homestead exemption).
Last 30 days in Sandoval: 10 new listings (median asking $393,398), 3 under contract right now. As of November 11, 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 · 79 daysTop listing
Active · 27 days
Active · 70 days
Active · 9 days
Active · 83 days
Active · 116 days
Active · 0 days
Active · 27 days
Active · 275 days
Active · 0 days
Active · 107 days
Active · 66 days
Active · 112 days
Active · 89 daysActive and pending Sandoval listings as of 2026-11-11, 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.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Sandoval right now
🟢 Buyer-leaning market. 22.2 months of supply and 11% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Very High (27 active and pending listings, 13 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 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 November 11, 2026): the median sale price is about $395K ($209 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 22.2 months of supply, a buyer-leaning market.
In ZIP 33991 (Cape Coral), 37 homes closed in the last 12 months at a median of $395K ($209/sq ft), with a median 42 days on market. Right now 39 active and 6 pending listings put supply at about 12.6 months — a buyer's market. See the live ZIP 33991 housing market and the Lee County market.
County records show 22 qualified sales in Sandoval across 2024–2025 (15 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 12 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 323 homes in Cape Coral, Lee County, built between 2005 and 2018 (median 2014.0), with a median living area of about 2,610 square feet. 76% 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
SandovalSandovalSandovalSandovalSandovalSandovalSandovalSandovalPhotos 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
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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 (4.8). Basis: Liquidity & Demand 22.2 months of supply; Owner Commitment 76% owner-occupied; Pricing Power 95.0% 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.
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. 12 on record.
- 2419 Ashbury Cir · off market
- 2457 Sutherland Ct · off market
- 2495 Belleville Ct · off market
- 2608 Sunvale Ct · off market
- 2615 Sunvale Ct · off market
- 2616 Malaita Ct · off market
- 2616 Maraval Ct · off market
- 2626 Vareo Ct · off market
| Location | Cape Coral, Lee County, FL · ZIP 33991 |
|---|---|
| Homes in the community | 323 (FL DOR 2025 assessment roll) |
| Years built | 2005–2018 (median 2014.0) |
| Typical living area | 2,610 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 96% |
| Sale prices, last 12 months | $395,000 median across 13 closed sales · $209 per sq ft |
| Days on market (closed sales) | 21 median |
| For sale right now | 24 active, 3 pending · median asking $394,000 · 22.2 months of supply |
| Owner-occupied (homestead) share | 76% |
Data as of November 11, 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 November 11, 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.
- 2637 Cayes Cir $545,000 · 2 bd · 2 ba · 1,896 sq ft · new today Courtesy of Gulf Gateway Realty, Inc.
- 2688 Astwood Ct $426,800 · 3 bd · 2 ba · 1,726 sq ft · new today Courtesy of Keller Williams Realty Naples
- 2462 Anguilla Dr $359,995 · 3 bd · 2 ba · 1,507 sq ft · new today Courtesy of Starlink Realty, Inc
- 2615 Vareo Ct $359,900 · 3 bd · 2 ba · 1,926 sq ft · new today Courtesy of LPT Realty, LLC
- 2523 Hopefield Ct $358,800 · 3 bd · 2 ba · 1,507 sq ft · new today Courtesy of Real Broker, LLC
- 2463 Greendale Pl $349,900 · 3 bd · 2 ba · 1,514 sq ft · listed Nov 8, 2026 Courtesy of Berkshire Hathaway FL Realty
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Sandoval Right Now (27)
All 27 active and pending Sandoval listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2615 Vareo Ct · $359,900 · 3 bd / 2 ba · listed Nov 11, 2026 · listed by LPT Realty, LLC
- 2637 Cayes Cir · $545,000 · 2 bd / 2 ba · listed Nov 9, 2026 · listed by Gulf Gateway Realty, Inc.
- 2688 Astwood Ct · $426,800 · 3 bd / 2 ba · listed Nov 9, 2026 · listed by Keller Williams Realty Naples
- 2463 Greendale Pl · $349,900 · 3 bd / 2 ba · listed Nov 6, 2026 · listed by Berkshire Hathaway FL Realty
- 2523 Hopefield Ct · $358,800 · 3 bd / 2 ba · listed Oct 31, 2026 · listed by Real Broker, LLC
- 2635 Casibari Ct · $425,000 · 3 bd / 3 ba · pending · listed Oct 19, 2026 · listed by John R. Wood Properties
- 2656 Fairmont Isle Cir · $729,000 · 4 bd / 3 ba · listed Oct 16, 2026 · listed by Realmark Realty Group II LLC
- 2620 Bellingham Ct · $499,000 · 4 bd / 2 ba · listed Oct 16, 2026 · 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 · $379,000 · 2 bd / 2 ba · listed Sep 25, 2026 · listed by EXP Realty, LLC
- 1804 Cayon Ct · $725,000 · 5 bd / 5 ba · listed Sep 11, 2026 · listed by Sellstate 5 Star Realty
- 2736 Lambay Ct · $579,900 · 3 bd / 3 ba · listed Sep 11, 2026 · listed by Gulf Gateway Realty, Inc.
- 2612 Vareo Ct · $399,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by EXP Realty LLC
- 2705 Lambay Ct · $779,000 · 4 bd / 5 ba · listed Sep 10, 2026 · listed by Realmark Realty Group II LLC
- 2648 Anguilla Dr · $325,000 · 2 bd / 2 ba · listed Sep 9, 2026 · listed by EXP Realty LLC
- 2436 Woodbourne Pl · $399,000 · 3 bd / 2 ba · listed Sep 4, 2026 · listed by Realmark Realty Group II LLC
- 2652 Vareo Ct · $369,000 · 2 bd / 2 ba · listed Sep 4, 2026 · listed by Starlink Realty, Inc
- 2457 Anguilla Dr · $389,000 · 3 bd / 2 ba · listed Aug 25, 2026 · listed by Realmark Realty Group II LLC
- 2669 Lambay Ct · $525,000 · 3 bd / 3 ba · pending · listed Aug 24, 2026 · listed by Pinnacle Property Group
- 2549 Ashbury Cir · $549,900 · 3 bd / 2 ba · listed Aug 19, 2026 · listed by Pinnacle Property Group
- 2617 Brightside Ct · $365,000 · 3 bd / 2 ba · listed Aug 17, 2026 · listed by Redfin Corporation
- 2534 Verdmont Ct · $549,000 · 4 bd / 3 ba · listed Aug 15, 2026 · listed by Realmark Realty Group II LLC
- 2452 Blackburn Cir · $449,000 · 4 bd / 3 ba · listed Aug 13, 2026 · listed by Real Broker, LLC
- 2447 Woodbourne Pl · $384,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by John R. Wood Properties
- 2637 Vareo Ct · $365,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Realmark Realty Group II LLC
- 2623 Malaita Ct · $349,900 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Century 21 Selling Paradise
More Cape Coral home searches
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- ZIP 33991 housing scorecard
Cape Coral guides & data
Florida buyer guides
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- Florida property tax calculator
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- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Vareo Court (5 homes on record)
- Ashbury Circle (3 homes on record)
- Ashbury Circle (2 homes on record)
- Ashbury Circle (2 homes on record)
- Vareo Court (2 homes on record)
- Anguilla Drive (2 homes on record)
- Anguilla Drive (2 homes on record)
- Woodbourne Place (2 homes on record)
- Vareo Court (1 homes on record)
- Anguilla Drive (1 homes on record)
- Woodbourne Place (1 homes on record)
Recent Developments in Sandoval
Development, infrastructure, retail, and school activity affecting Sandoval, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Cape Coral opens Yellow Fever Creek Preserve with trails and campsites
The preserve at 3115 Del Prado Boulevard North opened with a ribbon-cutting on Oct. 30. It spans about 198 city-owned acres and offers 23 campsites, nature trails, a fishing pond, the city's first disc golf course and a welcome center. The site is part of a Lee County and city water restoration project.
What it may mean for the marketAdds a large outdoor recreation destination in north Cape Coral for hiking, camping and nature programs. The project is about 12 miles north of Sandoval, elsewhere in Lee County.
Source: WINK News - October 2026Retail & Dining
Cape Coral weighs incentives for first Costco at 600 Chiquita Boulevard South
The proposed warehouse would be about 165,000 square feet with a fueling facility. The city would provide up to $10 million for site work and impact fees, and the council is scheduled to consider the package at its Nov. 2 meeting. No opening date has been announced.
What it may mean for the marketIf approved, a warehouse club and fuel station would add a major retail draw and jobs along the Chiquita corridor. The site is about 4 miles northeast of Sandoval.
Source: WINK News - October 2026Development
Cypress Cove owner buys former Ruby Tuesday site off Summerlin Road for $2.2M
Cypress Living bought the closed restaurant at 9001 Park Royal Drive, a 5,398-square-foot building on about 1.5 acres, for $2.2 million. No new use is chosen, though the CEO said it will not return to restaurant use. Its Harbour Vue eight-story independent living building is expected to break ground in early 2027.
What it may mean for the marketA vacant restaurant parcel on a road carrying about 37,000 vehicles a day is set to be redeveloped for a non-restaurant use, changing the commercial mix along Park Royal Drive. The project is about 9 miles east of Sandoval, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Infrastructure
Cape Coral council awards $32.9 million contract for North 1 East booster station
The council voted 7-1 to award Douglas N. Higgins Inc. $32,910,150 for the North 1 East Booster Station on 14.2 acres at Yellow Fever Creek Preserve, with two 5-million-gallon storage tanks. The station lets the city accept up to 6 million gallons per day of reclaimed water for irrigation.
What it may mean for the marketExpands reclaimed irrigation service in north Cape Coral, with assessments of roughly $32,000 to $35,000 per standard lot in the service area. The project is about 12 miles north of Sandoval, elsewhere in Lee County.
Source: Hoodline - September 2026Civic
Cape Coral council sets construction price for North Cape fleet maintenance facility
On Sept. 16, 2026 the council approved Resolution 259-26 setting the construction price for a Fleet Maintenance Facility at the North Cape Government Complex, 1200 Kismet Parkway West. Charles Perry Partners is the contractor, and work includes site development and infrastructure.
What it may mean for the marketAdds city service capacity in north Cape Coral, where municipal facilities support a growing population. The project is about 10 miles north of Sandoval, elsewhere in Lee County.
Source: City of Cape Coral - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 8 miles southeast of Sandoval, elsewhere in Lee County.
Source: Fort Myers Beach Observer
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
11% 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 (2026-11-12).
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 $5,098/yr across 54 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $377/month across 17 MLS listings (most billed quarterly; 2026-11-12). 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. Flood: of 12 listing addresses checked against the FEMA flood map, 25% sit outside the high-risk zone and 75% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2012 across 54 listings. An original roof here is about 14 years old: still inside the 15-year window Florida carriers use, but ask for the roof's permit date before you bind coverage. |
Estimated carrying cost at the median asking price, before the mortgage: about $985/month (tax $425, HOA $377, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Sandoval
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Ask an agent about Sandoval
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Frequently Asked Questions
What is the median home price in Sandoval?
How long do homes in Sandoval take to sell?
Is Sandoval a buyer's or seller's market right now?
How many homes are in Sandoval?
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When were the homes in Sandoval built?
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Is Sandoval in a flood zone?
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: November 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 33991)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (13 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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