The Villages Wealth Report · September 2026
The market, by the numbers.
Every closed sale, every listing that failed, broken out by area. Published monthly, sourced, with the gaps labeled rather than hidden.
What is the median home price in The Villages?
The median closed sale price was $355,000 across 864 closings in the trailing window from May 4, 2026 through September 21, 2026, at a median $237 per square foot and a median 42 days on market. Prices vary substantially by area within the community.
Is this a buyer's or a seller's market?
It is a market that is precise about price. 864 homes closed at a median 98.0% of list price in a median 42 days. Over the full year to date, 180 listings left the market without selling against 671 that closed, a 21.2% failure rate. Correctly priced homes sell quickly; overpriced ones mostly do not sell at all.
What percentage of listings fail to sell?
About 21.2%. In 2026 through September, 180 listings expired or were cancelled without selling against 671 that closed. The ones that failed were asking a median $427,450 against $365,000 for closed sales, roughly 17 percent more, and sat a median 106 days.
That rate excludes ZIP 32162, where the sold export covers only the trailing window. Counting a full year of one area's expirations against a partial year of its sales would overstate the rate for the whole community, so the two sides of this ratio are held to the same period and the incomplete area is left out of both.
The widest gap is in West Lake and the newest southwest, where listings that failed to sell were asking a median $472,000 against $357,950 for the homes that closed. That is about 32 percent above what the market paid, and those listings sat a median 92 days before giving up.
What sold, by area
| Area | Closed | Median price | Median $/sq ft | Median days |
|---|---|---|---|---|
| Historic Side and Lady Lake ZIP 32159 | 111 | $305,000 | $220 | 42 |
| Villages of Marion and the middle section ZIP 32162 | 496 | $345,000 | $232 | 38 |
| Southern Oaks, Fenney and the south ZIP 32163 | 207 | $425,000 | $252 | 41 |
| Fruitland Park section ZIP 34731 | 2 closed sales. Too few to publish a median. | |||
| West Lake and the newest southwest ZIP 34762 | 48 | $357,950 | $248 | 58 |
| Wildwood edge ZIP 34785 | 0 closed sales. Too few to publish a median. | |||
What is on the market, by area
| Area | Active | Median ask | Under contract | Failed | Failure rate |
|---|---|---|---|---|---|
| Historic Side and Lady Lake | 81 | $350,000 | 30 | 28 | 10.1% |
| Villages of Marion and the middle section | 262 | $369,000 | 106 | 99 | Not computed |
| Southern Oaks, Fenney and the south | 113 | $475,000 | 44 | 103 | 23.4% |
| Fruitland Park section | 2 | — | 1 | 2 | Not computed |
| West Lake and the newest southwest | 33 | $435,000 | 11 | 46 | 36.2% |
| Wildwood edge | 1 | — | 0 | 1 | Not computed |
Areas are ZIP-based because the sold windows differ by ZIP (32162 covers the trailing window only) and a report has to compare like with like. Village-level figures live on the section guides and village pages, each labeled with its own window. Failure rate reads "Not computed" where the sold export for that area covers only the trailing window, or where there were too few closings to publish a rate; a rate built on a mismatched period is worse than no rate.
Month by month
| Month | Closed | Median price | Median days | Median $/sq ft |
|---|---|---|---|---|
| January 2026 | 56 | $325,000 | 45 | $234 |
| February 2026 | 61 | $365,000 | 57 | $242 |
| March 2026 | 91 | $369,000 | 39 | $243 |
| April 2026 | 87 | $357,500 | 52 | $235 |
| May 2026 | 81 | $370,000 | 52 | $238 |
| June 2026 | 94 | $362,500 | 40 | $240 |
| July 2026 | 81 | $369,900 | 48 | $242 |
| August 2026 | 80 | $375,500 | 44 | $244 |
| September 2026 | 40 | $403,000 | 16 | $250 |
September is a partial month, cut off at the pull date. Read it as incomplete rather than as a trend. This series excludes ZIP 32162 across every month, not just the later ones, so the line is consistent end to end. Including that area would add a jump at May 4, 2026 that looks like a surge and is really one area entering the data. Counts here are therefore lower than the community-wide totals above, by design.
Known gaps in this report
- Current-market figures cover the trailing window from 2026-05-04, because the ZIP 32162 sold export starts there. Using the same window for every area keeps the comparison like for like.
- Failure rates exclude ZIP 32162, whose sold data is partial. Counting a full year of that area's expirations against a partial year of its sales would overstate the rate.
- Areas with fewer than 10 closed sales in the window report a count only.
- The month-by-month series also excludes ZIP 32162. Including it would put a jump at the window start that looks like a market surge and is really one area entering the data.
Source: Stellar MLS, residential listings inside The Villages, 2026-01-01 to 2026-09-21, pulled 2026-09-21. Compiled by Cristian Gonzalez, REALTOR, eXp Realty, FL License #3633800. Information deemed reliable but not guaranteed. A comparative market analysis is an opinion of value, not an appraisal. Updated September 2026.
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