The Villages housing market, measure by measure
| Asking price | $377,784 median listing price, down nearly 2% from $385,316 a year earlier. That is about 13.5% below the 2022 peak of $436,850 and above the 2021 median of $338,084.August 2026, The Villages. Realtor.com. |
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| Sale price | $354,831 median sale price, level with a year earlier (Redfin shows down 0.048%) after year-over-year declines of 1.8% to 7.9% in each of the eight months before it. The three months to August showed $345,000, down 2.4%.Three months to September 2026, The Villages. Redfin. |
| Price per square foot | Median of $242, up 3.6% from a year earlier.Three months to September 2026, The Villages. Redfin. |
| Estimated value | $387,785 on the Zillow Home Value Index, down 0.5% from $389,622 a year earlier and 7.7% below the August 2022 high of $420,008.September 2026, The Villages metro area. Zillow Research. |
| Same-home index | Up 2.6% from a year earlier and down 1.9% from the first quarter on the FHFA index (398.89, against 388.76 and 406.46). FHFA publishes a standard error of 20.53 on this index level, so I wouldn’t lean on a small move in one metro area.Second quarter 2026, Wildwood-The Villages metro area. FHFA all-transactions index, not seasonally adjusted. |
| Local trackers | Momentum Realty: $360,000 median over the last 12 months, down 3.6%. Resideline: $360,000 median from 1,436 closings over six months, with price per square foot between $233 and $238 in each month from May to August. The middle half of its sales ran $295,000 to $465,000.Momentum as of November 1, 2026. Resideline data as of October 3, 2026. Both are private counts with their own coverage. |
| Florida, for comparison | $415,000 median sale price for single-family homes, up 1.2% from a year earlier (September 2026). $419,000 median listing price, down 3.5% from a year earlier (August 2026).Florida Realtors for the sale price. Realtor.com for the listing price. |
The rows cover different areas, periods and methods, so they won’t line up exactly. Nothing here updates on its own. More dated rows are on the Villages market tape.
Why the numbers don’t match
Each one measures something different.
- Asking and sale prices. Listing prices are what sellers ask. Sale prices are what buyers paid.
- Medians. A median is the middle home sold in that period, so it moves when the mix of homes changes. Redfin’s median was level with a year earlier while its price per square foot rose 3.6%. My reading: the homes that sold were a different mix, not that every home held its value.
- Estimates. Zillow’s index reflects the typical value of homes in the 35th to 65th percentile range. It is not a sale price.
- Same-home indexes. FHFA tracks repeat sales or refinancings of the same properties, from mortgages purchased or securitized by Fannie Mae or Freddie Mac, and its all-transactions version adds appraisal data. That avoids the mix problem, but an all-cash sale falls outside it.
- Geography. The federal metro area is Sumter County alone. The Villages also reaches into Lake and Marion counties, and Sumter County has homes outside The Villages.
- Sales that were never listed. Resideline says 40% of the 1,436 closings it tracked never appeared on a listing service, though its median for MLS-listed sales alone was $354,000. My reading: numbers built only from listings can miss many sales here. MLS vs VLS explains the two systems.
Why asking prices have softened since 2022
Asking prices rose fast, then supply came back. Realtor.com’s median listing price went from $338,084 in 2021 to $436,850 in 2022. It counted 153 homes for sale in 2022, a 10-year low, then 321 in 2023, 651 in 2025, a 10-year high, and 586 in August 2026. A typical listing now stays on the market 60 days, compared with 30 in 2022. Joel Berner, Realtor.com’s senior economist, ties the decline to weaker demand while supply grew, and notes prices are still above 2021. Berner also says that relative to recent years, it has become a challenge to sell homes in The Villages.
A 24/7 Wall St. column argues that resale owners are really competing with the developer’s ongoing new-home sales. That is a columnist’s argument, not a measurement. My view: expect a buyer to compare your resale with new homes as well as with other resales.
Is it a buyer’s market in The Villages right now?
Not clearly, but buyers have the better position than in 2022. Buyers have far more choice, and the average home sells about 3% below list. Over the past year, Redfin’s days on market and price drops have eased slightly, so the trend has moved a little back toward sellers.
| Compete Score | 55 out of 100, “Somewhat Competitive.” Redfin says the average home sells about 3% below list and goes pending in around 51 days.Read November 2, 2026, The Villages. Redfin. |
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| Days on market | 58 median, compared with 62 a year earlier.Three months to September 2026, The Villages. Redfin. |
| Homes sold | 402 in Redfin’s September 2026 reading, up from 389; Redfin’s period for this count isn’t stated clearly, and other counts run lower per month.The Villages. Redfin. |
| Sale-to-list and price drops | 96.8% sale-to-list, up 0.4 points. 5.6% sold above list, up 0.4 points. 36.9% had price drops, down 4.4 points.September 2026 compared with a year earlier, The Villages. Redfin. |
| Listings and supply, metro | 928 active listings, down 12.7% from a year earlier, and 3.9 months of supply.January to June 2026, The Villages metro area. Redfin data via WFTV/Stacker. |
| Supply, Florida | 4.4 months for Florida single-family homes, down from 5.1.September 2026, compared with a year earlier. Florida Realtors. |
The 3.9 months is a metro-wide reading for January to June, not a current count for The Villages itself. Supply counts here vary by source and area, so I wouldn’t read one number as a verdict.
My read, not a forecast: buyers have more choice than in 2022 and room to negotiate on a home that has sat, while a home priced right from day one still stands out.
What it means if you’re selling now
My view, not a promise about your home:
- Price from recent closed sales, not from 2022 or a neighbor’s sign. The median asking price has dropped four years in a row, and 36.9% of homes took a price drop in September 2026. Start from what similar homes near you closed for.
- Know what a buyer will compare you with. That means similar resales and new homes. See builder incentives vs a resale.
- Have the bond and amenity fee in writing. A bond-paid home and an unpaid one are not the same comparison. See the bond and the amenity fee.
- Plan from your own calendar and net. How long a sale takes in The Villages and a seller net sheet will tell you more about your move than a market median.
The whole process, from choosing who lists it to closing, is in selling a home in The Villages.
What it means if you’re buying now
My view, not a promise about any home:
- Expect room on some homes, not all. In September 2026 the sale-to-list figure was 96.8% and 5.6% of homes sold above list. A home that has sat usually leaves more room than one just listed.
- A price cut isn’t automatically a bargain. Compare the price with closed sales of similar homes, not with the home’s first asking price.
- Count the whole monthly number. The same price can mean different monthly costs once you add any bond, the amenity fee and taxes. What it costs per month to buy goes line by line.
- Look in both places. Resales appear on the MLS side and on The Villages’ own site. Buying a resale home, step by step covers the rest.
- Don’t try to time the bottom. The numbers here can’t show where it is. Buy when the home and the payment work for you.
Will prices keep falling?
I don’t know, and this page doesn’t forecast. I watch four things: active listings, days on market, the share of homes with price drops and sale-to-list. When listings and days on market rise, buyers have more choice, so price and condition matter more. Redfin’s latest days on market and price-drop numbers improved slightly from a year earlier, while its sale median was down year over year in every 2026 reading, so one year of small moves isn’t a trend.
Florida Realtors publishes monthly and FHFA quarterly; I update this page when I check sources.
Questions people ask
How much have home prices dropped in The Villages since 2022?
Most measures are below their 2022 highs; the same-home index is not. Realtor.com’s median listing price in August 2026 was about 13.5% below its 2022 peak. Zillow’s home value index for the metro area in September 2026 was 7.7% below its August 2022 high. Redfin’s median sale price for the three months to September 2026 was about 8.9% below its July 2022 high of $389,350. FHFA’s same-home index for the metro area in the second quarter of 2026 was 3.8% above its third quarter 2022 level, a small move on a noisy index.
Are prices falling faster in The Villages than in the rest of Florida?
It depends on which price. Realtor.com’s August 2026 median listing price fell nearly 2% in The Villages and 3.5% statewide. For closed sales, Florida Realtors’ September 2026 single-family median rose 1.2%, while Redfin’s three-month median for The Villages was level with a year earlier after declines all year. Over a longer span the picture flips: Realtor.com has Florida’s median listing price down 8.5% from three years earlier, while The Villages went from $422,531 in 2023 to $377,784, about 10.6% lower. These are different measures, so compare the direction, not the exact numbers.
Should I wait to sell until prices come back?
No one can tell you when or whether they will, and I won’t guess. My view: if you expect to sell in the next year or so, price from today’s closed sales and count what waiting costs, such as the monthly bills that keep running. The rest depends on your plans, taxes and finances, so talk it through with your own advisers.
Is now a good time to buy a home in The Villages?
That depends on the home and the payment more than on a median. Buyers have more choice than in 2022: Realtor.com counted 586 homes for sale in August 2026, against 153 in 2022. I can’t tell you whether prices will go lower, so I’d judge a home by closed sales nearby and its full monthly cost, including any bond and the amenity fee.
How do I find out what my own home is worth in this market?
Ask for a range built from recent closed sales of similar homes near you, because a market median can’t price one home. Send the address through my home value page and I reply within one business day.
Sources
Checked November 2, 2026, including Redfin’s month-by-month chart. Figures change, so confirm anything that matters on the specific address. General real estate information, not legal, tax or financial advice.
- Realtor.com: The Villages Home Prices Retreat for Fourth Straight Year (headlined on the page “The Villages Home Prices Drop Again”; September 4, 2026; listing data as of August 2026, the 2023 median, the Florida listing price and Joel Berner’s remarks)
- Villages-News: Independent analysis shows that home prices continue to fall in The Villages (September 6, 2026; a secondary report of Realtor.com’s figures and Joel Berner’s remarks)
- Redfin: The Villages, FL housing market (three months to September 2026; September 2026 sale-to-list, above-list and price drops; month-by-month chart, including July 2022 and each 2026 reading, and Compete Score read November 2, 2026)
- Zillow Research: Zillow Home Value Index metro file, CSV (row “The Villages, FL,” through September 2026)
- Zillow Research: Housing data (what the index measures)
- Federal Housing Finance Agency: all-transactions House Price Index metro file, CSV (row “Wildwood-The Villages, FL,” through second quarter 2026)
- Federal Housing Finance Agency: House Price Index (what it covers)
- U.S. Bureau of Labor Statistics: metropolitan area definitions (Wildwood-The Villages, FL is Sumter County)
- WFTV / Stacker using Redfin data: The Villages mid-year housing market review (August 3, 2026)
- Florida Realtors: September 2026 Florida single-family market summary (released October 16, 2026; median sale price and months of supply)
- Momentum Realty: The Villages market page (as of November 1, 2026)
- Resideline: The Villages, FL housing market (updated October 3, 2026)
- 24/7 Wall St.: The Villages home values column (September 1, 2026, revised later by its editors; an argument, not a data series)