Location, location, location has a significant part to do with home sales in T V.

T V buzzzz boasts of Eastport as the "new" center of T V. 3 -5 years ago Brownwood was marketed as the center of TV. Sawgrass and Eastport seem to be designed a lot like they are "twinning" however Eastport seems to be designed a little larger than Sawgrass for sport-like activities and has a lake with a sitting spot for sunset views.

Having lived in the South of 44 area for 3 years, I can tell you typical retail beyond a Publix shopping plaza is not a hop skip and jump away. Brownwood will be the center of the Villages for a very long time as major retail will still develop around it on 44, EVENTUALLY.

Even with all that Brownwood offers via golf cart you still have a hike to get to all the necessary retail for more than just again, Publix shopping plazas.

Preowned homes closer to Brownwood sell and the pricing reflects that location matters as pricing on those home remain strong and go up not down.

It will be a very long time before the old 470 area has retail people are accustomed to for more than just groceries and medicine.

12 years ago the St James area behind Lowes was built. 466A developers are still building out the retail on 466A. 12 years and just now adding to the populus more restaurants, drug stores, large well known retail stores like Home Depot and Target etc.

44 has added a McDonalds in the last 5 years (can't think of anything else within close range to the bubble). Developers are not yet investing in the 44 area.

The Villages is buying up all the land around the old 470 to add to the bubble. The newest area of The Villages is not really connected to any retail area other than Leesburg and Clermont so imo prices dropping also reflects less interest in the area as it currently exists.

That area has higher taxes and way higher bonds with the luxury of a turnpike to take you 20 miles out of the bubble for a new Clermont Costco and the fun high density traffic Orlando has to offer. Hustle and bustle is not imo super attractive if you are looking for golf cart retired have more relaxed living.

I myself like the pleasant treed in hilly drive up through Lake Buena Vista from 466A to 466 so pre-owned homes up that way are more appealing to get to retail T V just doesn't offer or negotiate into design of "the NEWSEST center" of T V.

Affordability is a reason for buying a house in the undeveloped areas. Hey, whatever it takes to get here. I bought S of 44 because it was what I could afford. My goal was to get here. At the time I bought the last affordable house in my price range.

The bubble is great. If you build it, "they will come." Wherever you buy it's still all good, it just might be a while for larger retail to be easily accessible from the newest areas.