Sell My Home in Dabney, Lake Denham or Newell (District 14)

The short version: newer homes, a 2022 bond series and Lake County records. Buyers compare you with Sumter County villages nearby and with new construction, so the full monthly number and your finished-home advantages need to be in the listing from day one.

District 14 at a glance

Villages	Dabney, Lake Denham, Newell
City and county	City of Leesburg, Lake County
Created	July 26, 2021
Size	About 1,013.1 acres
Bonds	Series 2022 special assessment bonds; per-unit schedules posted
Area	The developer markets Dabney and Lake Denham as the Sawgrass Grove area
Watch list	A proposal to add 37 acres for homes south of CR 470 and east of the Turnpike, blending into The Villages of West Lake, had a first reading Sept. 14, 2026; not final

From the District 14 page, District 14 bond schedule, The Villages and Villages-News. Checked October 8, 2026.

Lake County and Leesburg change the comparison

Your parcel is with the Lake County Property Appraiser and your bill with the Lake County Tax Collector. Because you’re inside Leesburg city limits, your bill may also differ from an unincorporated home. Buyers also touring District 13 or 15 in Sumter County will see different numbers. I put them side by side so your home isn’t marked down for a difference nobody explained.

District 14 posts its 2022 bond schedules by unit (example). Get your balance from the Bond Team (352-751-3900). The amenity fee is set by each home’s deed covenant and adjusts by CPI on its own anniversary date, so neighbors can pay different amounts. The District publishes no single rate for everyone. I confirm your home’s amount, and what a buyer will pay after closing, with District Utilities before we price.

Selling a newer home against new homes

The developer still markets new homes here, such as in Dabney. In a district this new and this size, resales are thin, so I widen the comp set carefully: District 14 first, then nearby Sumter County resales of the same model, adjusted for the Lake County tax difference. Builder warranty left on your home goes in the listing.

How selling a Dabney, Lake Denham or Newell home works, step by step

Pull the parcel first.
I start with the Lake County Property Appraiser record and your Lake County tax bill. The non-ad valorem lines show what a buyer will ask about.
Settle the district numbers.
Get your unit’s bond balance from the Bond Team and confirm the amenity rate your buyer will pay (District utilities).
Price against the right comps.
Same village or district, same home type (villa, cottage, designer, premier), similar age and condition. A Villages-wide average hides all of that.
Document upgrades and warranty.
Receipts for upgrades and additions, plus any builder warranty that transfers. These support your price against new construction.
Fix only what pays.
Roof age, HVAC, water heater and lanai condition come up in almost every inspection here. We decide what to repair, credit or disclose before photos, not after an inspection report.
Disclose in writing.
Florida sellers must disclose known defects that materially affect value and aren’t easy to see. Since October 1, 2024, residential sellers also give a separate flood disclosure at or before contract; it was expanded on October 1, 2025.
Know your net before you list.
Florida deed doc stamps are 70 cents per $100 of price (Florida DOR), and sellers usually pay them. Run your own numbers on the seller net sheet or the transfer-tax calculator.

Market context, with dates

These are public numbers for the whole Villages market. They show direction, not your price.

Median sale price	$342,156, down 0.6% from a year earlierRedfin data, The Villages metro, January to June 2026
Median days on market	53.9 days, 6.7 fewer than a year earlierSame Redfin mid-year review
Active listings	928, down 12.7%Same review; 3.9 months of supply
Florida, single-family	$415,000 median, August 2026Florida Realtors

Sources: Redfin via WFTV, published Aug. 3, 2026; Florida Realtors, September 2026 release.

District 14 is in Lake County, outside the Sumter-based metro figure, so treat it as background. Public sites disagree with each other by tens of thousands of dollars at the village and ZIP level, so I don’t print those numbers here. For your value I pull actual closed sales from the MLS for your village, home type and condition.

What is my Dabney, Lake Denham or Newell home worth?

Send the address and I’ll send back a price range from District 14 resales, with the Lake County tax picture and bond balance spelled out. Prefer email? Write [email protected] with the address. Prefer a call? 352-298-8602.

Property address

Your name

Phone (optional)

Timeline

Anything I should know? (optional)

No cost. No obligation to list. I will not pass your details to anyone else.

Usually back to you the same day. Never shared or sold.

Questions sellers ask

Is Dabney in Leesburg?

Yes. District 14 (Dabney, Lake Denham and Newell) is in the City of Leesburg, Lake County.

Does my home have a bond?

District 14 issued Series 2022 special assessment bonds with per-unit schedules. The Bond Team (352-751-3900) gives your exact balance.

Are more homes coming near District 14?

The developer proposed adding 37 acres for homes south of CR 470 and east of the Turnpike, blending into The Villages of West Lake; it had a first reading on Sept. 14, 2026 and wasn’t final when checked.

How do I compete with new construction?

Price from actual resales, show your upgrades in numbers, and make no build wait part of the pitch.

Sources

Checked October 8, 2026. Fees, bonds and district details change, so I confirm every number on your parcel before it goes in a listing.

Next step

Thinking about selling in Dabney, Lake Denham or Newell?

Send the address. I’ll pull the parcel, the district numbers and the closed sales, then tell you straight what I’d list it at and what you’d net. No obligation.

Get my home’s value → Call 352-298-8602 Book a 15-min call

Mo Mufti · Realtor · LPT Realty · 352-298-8602 · [email protected]

Selling in Dabney, Lake Denham or Newell.