The Villages housing market: the numbers
| Month | Typical The Villages home value | Change on prior year |
|---|---|---|
| August 2026 | $392,100 | −1.1% |
| August 2025 | $396,600 | −2.5% |
| August 2024 | $406,700 | −2.5% |
| August 2023 | $417,100 | −3.5% |
| August 2022 | $432,100 | +30.5% |
| August 2021 | $331,100 | +9.3% |
| August 2020 | $303,000 | +3.9% |
| August 2019 | $291,600 | +6.0% |
| August 2018 | $275,200 | +5.0% |
| August 2017 | $262,200 | +0.9% |
| August 2016 | $259,900 | n/a |
Zillow Home Value Index (all homes, smoothed, seasonally adjusted) and Zillow metro market data for the The Villages metro. Metro figures cover the wider region.
What is The Villages housing market doing right now?
Prices are edging down and sales are speeding up. The stat grid above shows the headline numbers. In short: the typical value fell 1.1% in the year to August 2026, but the other signals across The Villages metro improved for sellers compared with a year earlier. Homes went under contract faster (about 69 days on average against 80), the share of listings with a price cut fell from 30.0% to 27.4%, and homes sold for about 96.9% of list price in July, up from 96.6%.
Inventory also shrank. The metro had 798 homes listed in August 2026, down from 894 a year earlier, about 11% fewer. Both point to a market that is tightening slightly, though neither guarantees where prices go next.
What the ten-year trend shows
Steady gains from 2016 to 2021
Zillow's typical value rose from $259,881 in August 2016 to $331,055 in August 2021, about 27% over five years, or roughly 5% a year.
The 2022 jump
Between August 2021 and August 2022, the typical value leapt about 31% to $432,062, the peak of the series. That one year added more than the previous five combined.
Four years of gradual decline
Since the peak, the typical value has fallen every year: about 3.5% to $417,111 in 2023, about 2.5% in each of 2024 and 2025, and 1.1% to $392,083 in 2026. The pace of decline has slowed each year.
Where that leaves long-term owners
Even after the fall, the typical value is up 18.4% over five years and about 51% since August 2016. Owners who bought before 2021 are generally still well ahead. Owners who bought in 2022 and 2023 may be below their purchase price.
Sale speed, price cuts and inventory across The Villages metro
These Zillow figures cover The Villages metro, not only the community.
Days to pending
Homes took about 69 days on average to go under contract in August 2026, compared with 80 a year earlier. Add several weeks for closing.
Price cuts
27.4% of listings had a price cut in August 2026, down from 30.0%. More than one in four sellers still had to lower their price.
Sale-to-list ratio
Homes sold for about 96.9% of their final list price in July 2026. On a $392,083 home, that is a gap of about $12,000 between asking and selling price.
Median sale price
The metro's median sale price was $371,633 in July 2026, down from $377,633 a year earlier. It is lower than the typical value because it reflects the mix of homes that sold that month.
The Villages home prices by ZIP code
| ZIP | Typical value (Aug 2026) | 1-year change |
|---|---|---|
| 32163 | $477,873 | 0.0% |
| 32162 | $367,433 | -1.5% |
| 34762 | $334,358 | -2.8% |
| 33585 | $296,472 | +0.8% |
| 34785 | $274,867 | -0.8% |
32163 held its value
The highest-priced ZIP in Zillow's data was flat on the year at $477,873. It is the only developer-listed ZIP in Zillow's data that did not lose value over the year.
34762 fell the most
34762 dropped 2.8% to $334,358, the biggest fall of the ZIPs listed. Buyers there have the most room to negotiate.
Nearby Sumter ZIPs
Zillow also includes 33585 ($296,472, up 0.8%) and 34785 ($274,867, down 0.8%) in The Villages series. The developer lists 32159, 32162, 32163 and 34762 as the community's ZIP codes, so homes in these two may sit outside the age-restricted community. Check before you compare.
New homes vs resales in The Villages
The developer is still building
The Census Bureau counted 3,105 single-family homes permitted in Sumter County in 2025. RCLCO ranked The Villages the top-selling master-planned community in the US, with 3,611 new-home sales in 2025 and an estimated 1,800 in the first half of 2026.
New-home prices by series
The developer's current price guide starts at the low $200s for Patio Villas and runs from the low $300s to more than $1 million for Designer homes. Resale sellers compete directly with those prices, and buyers can compare a resale with a brand-new home in the same series.
Why a resale can still win
A resale in an older section may have fewer years of district bond payments left, and its seller may have more room to negotiate than the developer. Pull the bond amortization schedule for each unit from the Village Community Development Districts before comparing.
Rent vs buy in The Villages
Zillow's typical rent in The Villages was $2,145 a month in August 2026, up 1.9% on the year, while home values fell 1.1%. Buying the typical $392,083 home with 20% down costs about $2,093 a month in principal and interest at 7.03%, close to the rent, but an owner also pays the amenity fee, district assessments, property tax and insurance. Renting for a season first lets you test the community before you buy.
Census figures lag the market
The Census Bureau's 2020-2024 survey puts the median owner-occupied value in The Villages census area at $400,100 and median gross rent at $1,397. Those five-year averages trail today's market, so use Zillow's current numbers when you budget.
The Villages market questions answered
Are home prices dropping in The Villages?
Yes, slowly. The typical value fell 1.1% in the year to August 2026, the smallest annual fall since the 2022 peak.
Why are so many houses for sale in The Villages?
The number is actually falling: 798 listings across the metro in August 2026 against 894 a year earlier. The community is very large, with more than 150,000 residents according to the developer, so even ordinary turnover produces many listings, and the developer adds new homes on top.
Why are people leaving The Villages?
Census estimates show the opposite overall: Sumter County gained 5,633 people through net domestic migration in the year to July 2025, and its population is up 21.6% since 2020. Why individual owners sell is not tracked.
What is the 80/20 rule in The Villages?
It is the federal test for 55+ housing under 24 CFR 100.305: at least 80% of occupied homes must have a resident aged 55 or older. The developer's own rule requires a household member aged 55 and no full-time resident under 19, which limits the pool of buyers for every home. See is The Villages a good place to live.
Is now a good time to buy in The Villages?
Conditions favor buyers more than at any time since 2021. Prices are below the peak, more than a quarter of listings have been cut, and homes sell below asking. The costs to weigh are the 7.03% mortgage rate, which puts principal and interest on the typical home at about $2,355 a month with 10% down, and the amenity fee and district assessments on top. Compare the full monthly cost on the cost of living in The Villages, and read is it a good time to buy in Florida.
Is now a good time to sell in The Villages?
It is a better time than a year ago: homes sell faster and fewer sellers are cutting prices. But you are competing with the developer's new homes and with the 2022 peak in buyers' minds. Price against current resales and new homes in the same series, have your bond schedule and tax bill ready, and plan for about three months on the market. Estimate your proceeds with our seller net proceeds calculator or talk to a local agent through our Villages page.
The Villages housing market outlook
We do not forecast prices. These are the published signals to watch.
Supply from new construction
Permits and new-home sales show the developer is still building at scale. Continued new supply limits how fast resale prices can rise.
Population growth
Sumter, Lake and Marion counties all gained people through domestic migration in the latest Census year, which supports demand.
Mortgage rates
At 7.03%, rates keep monthly payments high. Buyers paying cash avoid that cost, while buyers who finance see the payment in every comparison.
Taxes and insurance
Florida's November 3, 2026 ballot includes Amendment 3, which would raise the non-school homestead exemption if passed. Insurance premiums affect every buyer's budget. For the statewide picture, see the Florida housing market and compare with the Ocala housing market.
Common questions
Are home prices dropping in The Villages?+
Yes, but slowly. Zillow's typical value was $392,083 in August 2026, down 1.1% on the year and about 9.3% below the August 2022 peak of $432,062. The yearly fall has shrunk each year since 2023, and across The Villages metro fewer listings had price cuts than a year earlier.
How long do homes take to sell in The Villages?+
Across The Villages metro, homes took about 69 days on average to go under contract in August 2026, down from 80 a year earlier, according to Zillow. Closing typically adds several weeks, so plan for about three months from listing to closing.
Is The Villages a buyer's or seller's market?+
It leans toward buyers. In August 2026, 27.4% of listings across the metro had a price cut, and homes sold for about 96.9% of list price in July. Sale speed and inventory both moved slightly in sellers' favor over the year, so the balance is shifting slowly.
What is the most expensive ZIP code in The Villages?+
In Zillow's August 2026 data, ZIP 32163 had the highest typical value at $477,873, unchanged on the year. ZIP 32162 was $367,433 and 34762 was $334,358. Values vary more by home series and size than by ZIP, so compare homes of the same type.
How many homes are for sale in The Villages?+
Zillow counted 798 homes listed across The Villages metro in August 2026, down from 894 a year earlier. It is a metro figure, so it covers more than the age-restricted community itself.
Will home prices go up in The Villages?+
No one can say for sure, and we do not forecast. Signals to watch are the developer's pace of new building, Census migration into Sumter, Lake and Marion counties, mortgage rates and insurance costs. Prices have fallen for four years in a row, but the declines have become smaller each year.
Sources
- Zillow Research: ZHVI, ZORI and market data (days to pending, sale-to-list, price cuts, inventory, median sale price), August 2026
- Freddie Mac: Primary Mortgage Market Survey (30-year fixed 7.03%, week of September 24, 2026)
- The Villages: Frequently asked questions
- The Villages: Cost of living (current home series prices)
- Village Community Development Districts: Finance and bonds
- US Census Bureau: Building Permits Survey, county annual 2025
- RCLCO: The top-selling master-planned communities of 2025
- RCLCO: The top-selling master-planned communities of mid-year 2026
- US Census Bureau: County population estimates and components of change, Vintage 2025
- Census Reporter: ACS 2020-2024 5-year, The Villages CDP and Sumter County
- eCFR: 24 CFR 100.305, 80 percent occupancy
- Florida Department of State: 2026 constitutional amendments booklet (Amendment 3)