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The Villages · Lady Lake · Oxford
What your home is worth, and what you’d actually keep.
Not a Zestimate. This runs your square footage against what Villages homes closed for last quarter, then subtracts real Florida closing costs so you see the number that lands in your account — with every line shown.
The short version. A Villages home sold at a median of $344,812 last quarter, at 96.9% of asking. County inventory is down almost 13% year over year, and homes are still taking 69 days to sell — because 42% of the listings out there are priced where buyers won’t go. What your home is worth is a market question. What you keep is an arithmetic question. Both are below.
Your estimate
Four things about the house, and two about your loan. Nothing is gated — the number appears as you type.
The house
Square footage is the one that matters most. It’s on your tax bill.
Your side of it
Leave anything you don’t know — it only affects the net, not the value.
Estimated market value
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Now the part a calculator can’t do
The estimate above knows your square footage. It does not know your roof, your lanai, or the two sales on your street that move this number by twenty thousand dollars in either direction. That part I pull by hand — the last 90 days of closed sales on and around your address, with what each one actually had going for it. Tell me where to send it.
Why the launch price decides everything after it
This is the part sellers hear late. In a market where two out of five listings have already cut their price, the number you open at is not a starting position — it is the whole negotiation. Buyers see the first price, decide, and move on.
| If you list at | Price | What typically happens |
|---|
The one number most sellers miss
Your net is not your price minus commission.Florida charges documentary stamps on the deed, the seller customarily pays the owner’s title policy here, and property taxes are billed in arrears — so you credit the buyer for every day you owned the home this year. On a $370,000 sale closing in November that last line alone is over $3,000. Run a full net sheet →
What the market is actually doing
| Figure | Now | What it means for you |
|---|---|---|
| Median sale price | $344,812 | The Villages, three months ending June 2026 — down 4.2% on the year. |
| Median price per sq ft | $231 | What the estimate above is built on, before condition and lot. |
| Median days on market | 69 days | Sumter County, July. It was 59 in March — homes are taking longer, not less. |
| Active listings | 585 | Down 12.6% year over year. Fewer homes for sale, and still slower sales. |
| On a reduced price | 42% | 248 of those 585 already cut. Almost all of them opened too high. |
| Sale-to-list ratio | 96.9% | The median seller here gives back about 3% between asking and closing. |
Sources: Redfin (The Villages, three months ending June 2026); Realtor.com residential listing data for Sumter County via the Federal Reserve Bank of St. Louis (July 2026). Updated when the quarter turns.
Questions people ask before they call
How accurate is this really?
It is a market-median model, so it is honest about the middle and weak at the edges. If your home is close to typical for The Villages — a standard lot, ordinary condition, no unusual feature — it will land close. If you have something the median doesn’t know about, a rare view, a recent full renovation, a structural problem, it will miss, and the comps I send will correct it. That is why the comps are the deliverable and this is the preview.
Do I have to pay off the bond before I sell?
No. In The Villages the bond normally transfers to the buyer along with the home, which is why it isn’t subtracted from your net above. Some sellers choose to pay it off to make the listing cleaner. It is a marketing decision, not a requirement. The bond, explained →
Why is the brokerage fee editable?
Because it is negotiable, and anyone who tells you otherwise is telling you something that is not true. It is set in writing when we list, not by a calculator. Five percent is in the box as a common starting point so the arithmetic has something to work with.
What if I’m not selling for a year?
Then a year is exactly when this is worth doing. The two things that most change what you walk away with — condition work and picking the right launch price — both take lead time. Nothing about asking for comps commits you to anything.
What happens after I send this?
I pull the closed sales on and around your street from the last 90 days, write up which ones are actually comparable and why, and send it. Usually same day. If you’d rather just talk it through, call or text 352-298-8602.