The data
What the market actually paid
Not an opinion about pricing. The 2026 closings, by band, with what the failures were asking. This is the conversation most sellers never get to have.
How long does it take to sell here?
Homes that sold in 2026 took a median 42 days and closed at 98 percent of list price. The $300,000 to $400,000 bands moved fastest at 34 to 37 median days. Listings that failed to sell sat a median 117 days, roughly three times as long.
| Price band | Homes closed | Median days | Sale to list | Median $/sq ft |
|---|---|---|---|---|
| Under $250k | 86 | 57 | 96% | $196 |
| $250k to $300k | 111 | 58 | 97% | $223 |
| $300k to $350k | 125 | 41 | 98% | $229 |
| $350k to $400k | 86 | 38 | 97% | $252 |
| $400k to $500k | 105 | 46 | 97% | $256 |
| $500k to $700k | 105 | 47 | 98% | $268 |
| $700k to $1M | 45 | 54 | 97% | $304 |
| $1M and above | 17 | 31 | 97% | $378 |
Two things worth noticing. The $250,000 to $300,000 band was the slowest at 58 median days, slower than bands above and below it. And the sale-to-list ratio barely moves across the whole range, sitting at 96 to 98 percent everywhere. Correctly priced homes are not being ground down in negotiation. They are selling near ask.
What happens if I overprice?
The 2026 data shows what happens. Listings that expired or were cancelled were asking a median $425,000 against $360,000 for closed sales, and sat a median 117 days. Days on market is public, so a stale listing signals weakness to every buyer who sees it, which is why price reductions rarely recover the original number.
| Type | Sold | Failed | Failure rate |
|---|---|---|---|
| Single family | 490 | 145 | 22.8% |
| Villa | 159 | 43 | 21.3% |
| All types | 698 | 193 | 21.7% |
Roughly one in five listings that left the market in 2026 left without a sale. That is not a soft market. 868 homes closed. It is a market that is precise about price.
Should I price high and negotiate down?
The 2026 numbers argue against it. Closed sales went at a median 97 percent of list, which means correctly priced homes were not being negotiated down far. The listings that started high mostly did not get negotiated down, they expired.
The theory behind pricing high is that you leave room. What the data shows is that you mostly leave the market. The buyers who would have paid your real number never see the listing as relevant to them, and by the time you reduce, your days-on-market count is doing the negotiating for the buyer.
What I will tell you on the first call
If the number you need and the number the market supports are different, you will hear that from me immediately, with the comparables and the failed listings in front of you. Taking a listing I do not believe will sell helps neither of us. It just costs you four months and a public days-on-market count.
Source: Stellar MLS residential listings inside The Villages, compiled by Cristian Gonzalez, eXp Realty, pulled September 21, 2026. Current-market figures cover the trailing window from May 4, 2026 and include every area. Listing-outcome figures cover January 1 to September 21 and exclude ZIP 32162, whose sold data starts in May. A comparative market analysis is an opinion of value, not an appraisal. Information deemed reliable but not guaranteed. Updated September 2026.
Free, no obligation
Where does your home sit?
Band-level medians are useful for orientation and useless for your actual house. Send your address and I will pull the closings and the failures in your section specifically, with bond status on each.
Price it against real comps
The closings and the failed listings in your section. Usually back within a day.