Neighborhood · Cape Coral, Florida
Sandoval
Gated living with lakes, trails and a real front-porch feel
2
Homes for sale
$559,339
Median list price
$263
Avg price / sqft
184
Median days on market
Sandoval is a gated, master-planned community in Cape Coral built around a network of lakes, walking trails and a resort-style amenity center — the kind of place where neighbors actually use the sidewalks. It sits comfortably among Cape Coral's other established pockets like Cape Harbour and Bimini Basin, with easy access to the wider mix of Cape Coral homes for sale and everyday shopping.
Right now the market here is thin and deliberate: just two active listings and a median list price of $559,339, so buyers have time to be choosy. Homes have been sitting — a median of 183.5 days on market — and sellers are netting about 94% of asking, which tells you there's room to negotiate. Watch the live map closely, because inventory this tight moves in fits and starts.
Sandoval is a community in Cape Coral, Florida.
Quick facts
$419,900 – $699K price range
2,097 sqft median home
$367/mo median HOA
9 sold in 12 months
On the market now
Homes for sale in Sandoval
$419,900$434,900
2615 VAREO COURT, CAPE CORAL
3 bd · 2 ba · 1,926 sqft
$698,777$705,999
2616 MALAITA COURT, CAPE CORAL
3 bd · 3 ba · 2,267 sqft
Every active listing inside the Sandoval boundary
Open full map search →Find your fit
Browse Sandoval
By feature — on the live map
Where the market lives
The numbers that matter
The Sandoval market
9
Sold, last 12 months
$335,000
Median sold price
94%
Sale-to-list ratio
What sellers actually get vs asking
99 days
Median time to sell
Sandoval vs Cape Coral
Median list price
Price per sqft
Days on market
Median sold price — 3-yr, 3-mo rolling
▼ 29.9% yr/yr
Homes sold per month
Live Stellar MLS data — every listing and closed sale inside the Sandoval boundary. Rolling medians smooth single-month swings in small communities.
For the school run
Schools Sandoval is zoned for
Attendance boundaries overlapping this community — always verify zoning with the district.
What it really costs
Owning here
Owning the median Sandoval home
≈ $3,929/mo
$559,339 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
$367/mo
Median HOA
From current listings inside the boundary
Population
3,080
Median age
47
Median income
$104,819
Median home value
$405,791
Beyond the listings
Living in Sandoval
Attitudes
Top 2% in the U.S.Deal Seekers
These people are hunting discounts, contests, and promotions. The population loves a good sale, and they can't wait to share their bargain finds and winnings with friends and family.
Hobbies & Interests
Top 3% in the U.S.Handcrafted
The only thing more beautiful than handmade decor? The hands that made it. This population appreciates the time and care put into one-of-a-kind pieces.
Appearance oriented
Top 4% in the U.S.All About Hair
Passionate about all things hair, this population is talking about hair tutorials or the hottest celebrity blowout.
Food & Drink
Top 5% in the U.S.Ingredient Attentive
These folks are conscious about what they eat. They're looking for ingredients that not only taste great, but also have great nutritional benefits.
Appearance oriented
Top 5% in the U.S.Smart Chic
Passionate about style, smart chic searches high and low for the perfect look - but not one that will break the bank.
Relationships
Top 7% in the U.S.Family Time
Family time is always a good time for these folks. Whether it's a family vacation or making ice cream sundaes at home, this population loves spending time with the people closest to them.
Straight answers
Sandoval FAQs
Is Sandoval a good place to live?+
Sandoval is a gated community organized around lakes and walking trails, which gives it a quieter, more connected feel than much of Cape Coral. It's near established neighborhoods like Cornwallis and keeps buyers close to shopping and the water. The trade-off is a small, slow-moving market, so patience pays off.
Is Sandoval expensive?+
It sits in Cape Coral's mid-to-upper range, with a median list price of $559,339 and active listings running from $419,900 to $698,777. At about $263 per square foot for a typical 2,097-square-foot home, it's priced above the city's entry-level pockets but well below the million-dollar tier — there are currently no $1M+ listings here.
What do homes cost in Sandoval?+
Today's two active listings are priced from $419,900 to $698,777, with a median list of $559,339. Over the last 12 months nine homes sold at a median of $335,000, so recent closings have run below current asking — a gap worth understanding before you make an offer.
How is the Sandoval market right now?+
It's slow and buyer-friendly. Only two homes are active, they're averaging 183.5 days on market, and sellers are getting about 94% of their asking price. With just nine sales in the past year, expect limited choices but real negotiating room when the right home appears — track it on the live map.
What about HOA fees and property taxes in Sandoval?+
As a gated, amenity-driven community, Sandoval carries a median HOA of $367 per month, which supports the shared lakes, trails and clubhouse. Median property taxes run about $4,855 per year, so budget for both on top of your mortgage.
Keep exploring
More Cape Coral neighborhoods
Neighborhood boundary by edgeAI; listings matched to the polygon. IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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