Home sales

[charlie marie]

Can anyone tell me if there is any "one reason" why there are so many homes for sale in The Villages ? I am curious since we plan on moving there as soon as we sell or home . I would appreciate any information from anyone .

[tkret]

Although I am not a Villager, yet, I do follow the MLS and VLS listings and believe that on a percentage basis there is not an over abundance of homes for sale in TV. I am not a Realtor expert but it just appears to me that things are as balanced as possible especially when you consider the state of the housing resale market in general. Two things should be considered, however: first, as the developer continues to build and sell new inventory, this puts pressure on home sellers to price correctly the home they are trying to sell; and secondly, in every housing market, and TV is no different, there is always the threat of a "stealth" resale market. That is, there are people who wish to sell and are holding off listing until the market improves. If the market takes too long to improve, these people cannot wait any longer and, for their own reasons, are forced to list their home adding to the inventory already on the market. It's a buyers market and price rules.

[l2ridehd]

I would suggest that there is not a lot of homes for sale in the Villages. If you look at the web site and just hit the search button it shows the total resales VLS has. It runs about 400-425 fairly consistently. If you search the various realtor sites on the 3 zip codes, you find about another 250. So that is about 650, add another 150 FSBO's although that is probably high, that is a maximum of 800 homes out of 40,000. That is only 2% of the total homes. Even if it was double and 4%, that is still way below the rest of the country. So I would believe that there are actually very few homes for resale based on the total homes built. There seems to be a lot because in a small area you have a good selection. Volume wise it is not a lot.

[JAV0108]

I think it just looks like a lot in TV because we are so condensed.

[lwise1]

Houses do not seem to stay on the market for long. We are selling ours to move into a villa. I have heard that many Villagers purchase a few times. Love it here. The best thing we have ever done for ourselves.

[graciegirl]

Houses do not seem to stay on the market for long. We are selling ours to move into a villa. I have heard that many Villagers purchase a few times. Love it here. The best thing we have ever done for ourselves.

One of the regular posters said that there were 217 houses sold in the month of July by The Villages.

They sell a lot.

Hawkwind?

[Mikitv]

Two of our neighbors have moved three times with in The Villages since they have lived here. I hear that from a lot of people.

[Pturner]

Charlie Maria and lwise1,

I see this is the first post for both of you, so WELCOME! I hope you'll visit TOTV often to chat with us.

Charlie Maria, I agree with what others have said about the inventory. And, yes, many people who sell their homes in TV do so to purchase another home in TV. The couple from whom we purchased our home in TV purchased a larger home in the same Village. Sometimes, TV'ers want to downsize or move from a home to a villa or vise versa. Many, many of us start out as part timers who want just a small vacation home until we move to TV full time. Then, we might prefer a larger home. Best of luck selling your current home. Keep us posted.

[meridana]

If you consider the size of TV, how many towns this size are building the way they are here?
Not many.

[Hawkwind]

One of the regular posters said that there were 317 houses sold in the month of July by The Villages.

They sell a lot.

Hawkwind?

I talked with my sales rep the other day and she said that for the month of July TV sold 214 new homes and had 74 pre owned homes close. As a percent of the total homes in TV this is a small percent but a whole lot better number than is currently bring sold in the northern Ohio area. Here in the Akron Ohio area the agents only dream of seeing numbers like that and I am one that is hoping a home that I have for sale here in Ohio would be in that closing number but that dream is fading fast.

[JimJoe]

I would suggest that there is not a lot of homes for sale in the Villages. If you look at the web site and just hit the search button it shows the total resales VLS has. It runs about 400-425 fairly consistently. If you search the various realtor sites on the 3 zip codes, you find about another 250. So that is about 650, add another 150 FSBO's although that is probably high, that is a maximum of 800 homes out of 40,000. That is only 2% of the total homes. Even if it was double and 4%, that is still way below the rest of the country. So I would believe that there are actually very few homes for resale based on the total homes built. There seems to be a lot because in a small area you have a good selection. Volume wise it is not a lot.

There are 546 homes currently listed on the TV website, including those with offers pending. This number is up from the usual 400 or so.

The MLS numbers are also up.
It is a sign of the national economy IMHO.
I believe it will get worse before it gets better.

[kentucky blue]

There are 546 homes currently listed on the TV website, including those with offers pending. This number is up from the usual 400 or so.

The MLS numbers are also up.
It is a sign of the national economy IMHO.
I believe it will get worse before it gets better.

It's going to get worse, just study the trends in the economy.TV will have at least a 10% reduction in home prices by July 2011, and that will be on the conservative side of the scale.But if you don't plan to sell and love the lifestyle, who cares, at some point the real estate market will stabilize.In TV ,it's the lower end of the market that is still selling, the high end designers and premiers, not so much.If you want the facts talk to the MLS realtors and not the village sales force, for obvious reasons.
Having studied and worked in the real estate markets my entire adult life, and purchasing over 100 properties, i will be buying in TV.At some point in your life......If your not living on the edge, your taking up too much room.Besides, my young lady friend of several years, loves the lifestyle and the people we have met on our 2 visits. TV is like no place else and i've been to every place else, believe me.

[l2ridehd]

I think you are VERY wrong. Yes it is up from 400 to over 500 and those with MLS and FSBO are up, and now the total is up from the 800 to about a 1000. BUT, that first post was in 2008, go back and look, it is now 2010, and the total number of homes is up from under 40,000 to around 50,000. So as a % of the total it is still around 2%. Very very low by any standard you want to compare. And as I said before, double the numbers to 2000 or 4% and it is still way below the rest of the country.

I can't guess where prices will be in 2011, but my bet is they will be where they are today or higher. The housing market as a whole across the country still has some problems to correct and will follow what the economy does, which is going to still have to go through a severe inflation cycle to cover the money printing that is happening. But in TV, I am not so sure as it is an isolated market. And when the inflation cycle hits the housing market, which it will at some point in our life time, current home prices will be more then double what they are today.

[2 Oldcrabs]

My sister purchased a Gardenia in Aug 2009 for $235,900 that was reduced from $243,900.(Interior lot, basic house). New home web site shows Interior site Gardenia for $228,000, reduced from $235,000. Builder lowers prices to keep the sales numbers up. This puts pressure on resales.

[JimJoe]

I think you are VERY wrong. Yes it is up from 400 to over 500 and those with MLS and FSBO are up, and now the total is up from the 800 to about a 1000. BUT, that first post was in 2008, go back and look, it is now 2010, and the total number of homes is up from under 40,000 to around 50,000. So as a % of the total it is still around 2%. Very very low by any standard you want to compare. And as I said before, double the numbers to 2000 or 4% and it is still way below the rest of the country.

I can't guess where prices will be in 2011, but my bet is they will be where they are today or higher. The housing market as a whole across the country still has some problems to correct and will follow what the economy does, which is going to still have to go through a severe inflation cycle to cover the money printing that is happening. But in TV, I am not so sure as it is an isolated market. And when the inflation cycle hits the housing market, which it will at some point in our life time, current home prices will be more then double what they are today.

I have been watching TV prices very carefully for the last 4 years. I almost bought a ranch for 239 they now for sale for 169.
Within the last year the number of houses for sale in TV has increased gradually. The prices of new homes has decreased.
I will not argue here the cause, but those are the trends I see.
TV market is stronger than most of the country, no question.
I am waiting for lower prices which will continue .

[Lou Card]

We started monitoring prices in 2004. The high came during 2006 and the low about 2 weeks ago. I looked into my Crystal ball and see a rise in pricing continuing from this date forward.

[JimJoe]

549

[BobKat1]

In addition to the 549 resale homes listed on TV site, there are 219 new construction homes. Add in MLS and FSBO and there are a lot of homes for sale.

TV has not been immune to the downturn, but not as much as other areas due to its uniqueness large drawing area.

OTOH, it is definitely a GOOD time to buy if one can do it.

[graciegirl]

And this is August, a month that has low sales everywhere in real estate.

[bkcunningham1]

I don't want to sound morbid or be a downer, but it is a fact of life. Since July 26, there are 25 obituaries in the TV Daily Sun newspaper with TV or Lady Lakes listed as the deceased's address.

Now considering the other reasons cited and also keeping in mind that not every death noticefor TV residents is placed in this one local newspaper, that is a lot of turnover so to speak of property in TV. It is a retirement community.

[Pats2010]

I don't want to sound morbid or be a downer, but it is a fact of life. Since July 26, there are 25 obituaries in the TV Daily Sun newspaper with TV or Lady Lakes listed as the deceased's address.

Now considering the other reasons cited and also keeping in mind that not every death noticefor TV residents is placed in this one local newspaper, that is a lot of turnover so to speak of property in TV. It is a retirement community.

I know my significant other and I are dying to get there.chilout

[kentucky blue]

I slipped into TV last weekend for a quick visit, i viewed 13 high end designers and premiers.Everyone of them will be sold at a loss, one gorgeous premier for a loss of $125,000, if they sell it at list price.It's a buyers market, AGAIN, and i'm buying.I hope the markets correct themselves soooooooooooooon, but with the leadership in Washington, good fricking luck!!!!!!! In the meantime, enjoy TV, it's the lifestyle and class of the residents that keep me coming back.
Sometimes on this board i feel alot of negative vibes from some of my post,don't blame me i'm just the messsenger. I told my psychiatrist that i feel everyone hates me.He said that was ridiculous..........everyone hasn't met me yet!!!!

[Russ_Boston]

Everyone of them will be sold at a loss, one gorgeous premier for a loss of $125,000, if they sell it at list price.

I doubt if the developer has EVER taken a real loss on any sale of a new home. Discount? Yes. Loss? No.

Resales are a different ballgame. Sometimes a seller has to take a loss to get out from under.

[JimJoe]

I doubt if the developer has EVER taken a real loss on any sale of a new home. Discount? Yes. Loss? No.

Resales are a different ballgame. Sometimes a seller has to take a loss to get out from under.

Kentucky Blue did not indicate if they were new or resales but I think they were resales.
I have noticed the same thing by watching the prices being reduced and then looking at the sales history of the home on the assessors website. Many homes that are being sold by a second owner are now being sold at a loss. There are a few "short sales" now too. Glad I waited when we started looking in 2006. I just retired this year so timing is good. Looks to me like prices are back to about 2004 levels. I heard an "expert" on CNBC say tonight there is another 20% drop coming.
My guess is 15% in TV at the most because the market is better there.

[brostholder]

There may be another reason that no one has yet mentioned. We are statistically older as a community, so it just follows that our community will have a higher death rate that could lead to more homes on the market. But even so, my impression was that there were less homes for resale in TV than in other areas of Florida that we looked in before we bought here.

[Pats2010]

There may be another reason that no one has yet mentioned. We are statistically older as a community, so it just follows that our community will have a higher death rate that could lead to more homes on the market. But even so, my impression was that there were less homes for resale in TV than in other areas of Florida that we looked in before we bought here.

Post # 20 touched on the death issue but your probably right about less resales at the Villages then other areas. The set up there at TV is unique.

[graciegirl]

I am glad that you haven't given up on us Kentucky Blue.

The homes that you are interested in which seem to be Premiers and more expensive designers are harder to sell. The more expensive homes in any market always have fewer potential buyers.

I view the resale homes every morning and the Premiers and decked out designers with a higher price tag stay on the market much longer than the less expensive homes. It is a buyers market on those homes but the buyer may have to sell his/her probably expensive home too.

Our Camellia, or ones very similar to it in lot size and interior embellishments, has gone up about three thousand dollars since we bought in June 2008.

But...it is great to hear that you are prowling around still looking. Hope that you find a place that is right for you.

[chacam]

You're not getting any younger. You've already lost those 4 years here !



I have been watching TV prices very carefully for the last 4 years. I almost bought a ranch for 239 they now for sale for 169.
Within the last year the number of houses for sale in TV has increased gradually. The prices of new homes has decreased.
I will not argue here the cause, but those are the trends I see.
TV market is stronger than most of the country, no question.
I am waiting for lower prices which will continue .

[Russ_Boston]

Post # 20....

I didn't realize (for three years!) that the posts were numbered. Guess that's why I not a detective:)

[twolfe]

We are probably going to sell in 2011. This has probably been addressed in other threads, but here goes. Going with a non-Villages realtor has advantages as well as disadvantages. I would like to hear of experiences on either side, as a home seller. My understanding is that using the official realty office to sell can limit the potential buyers pool based on a "minimum age of buyer" stipulation. Any views are welcome!

[Russ_Boston]

We are probably going to sell in 2011. This has probably been addressed in other threads, but here goes. Going with a non-Villages realtor has advantages as well as disadvantages. I would like to hear of experiences on either side, as a home seller. My understanding is that using the official realty office to sell can limit the potential buyers pool based on a "minimum age of buyer" stipulation. Any views are welcome!


There is no minimum age of buyer stipulation on resales regardless of inside or outside to my knowledge.

As long as the deed restrictions are enforced (no one under age 19 living on the premises). Heck even new sales are allowed to those less than 55.

[twolfe]

There is no minimum age of buyer stipulation on resales regardless of inside or outside to my knowledge.

As long as the deed restrictions are enforced (no one under age 19 living on the premises). Heck even new sales are allowed to those less than 55.

It did not make any sense on what other folks were telling me...thanks.

The other "rumor" I am struggling with: Can outside realtors "show" re-sale listings from the official Villages realty company? (and conversely, can or will the official realtors show a listing from other companies to potential buyers?)

[graciegirl]

It did not make any sense on what other folks were telling me...thanks.

The other "rumor" I am struggling with: Can outside realtors "show" re-sale listings from the official Villages realty company? (and conversely, can or will the official realtors show a listing from other companies to potential buyers?)

The answer to both those questions is no.

There are far more listings of resales on the official Villages site than there are on the MLS. Lyle Gant who advertises here has a great website with much information.

One thing to prepare for with a Villages agent...You WON'T be pressured.

[Ohiogirl]

It did not make any sense on what other folks were telling me...thanks.

The other "rumor" I am struggling with: Can outside realtors "show" re-sale listings from the official Villages realty company? (and conversely, can or will the official realtors show a listing from other companies to potential buyers?)

Outside realtors can only show MLS listings, not Villages resale listings or new stuff. And vice versa - Villages realtors can only show Villages listings and new construction. The Villages likely chose not to belong to the MLS and local board of realtors to keep control of new construction sales. Happens in other places too, in lots of states. Just a little more unusual that The Villages also has a resale arm. Who knows, once the Villages are built out, this may change.

[JimJoe]

You're not getting any younger. You've already lost those 4 years here !

I was not retired then. I Just retired this summer. I bailed out and now I will find a nice soft landing!

[BobKat1]

In a word, no. TV sales reps show/sell only homes listed in the TV system. Conversely, realtors show/sell only homes listed in the MLS.

If you're looking for a resale home it's best to work with a TV rep as well as a realtor to see all homes of interest to you.

[kentucky blue]

Kentucky Blue did not indicate if they were new or resales but I think they were resales.
.
All were resales and many attractively priced.I was trying to find a home next to Gracie, but lucky for her,none available!!!!!!!!!As Mr. Buffett said,"price is what you pay,value is what you get."The value of living in TV is incalculable, so within the next 12 months the deals will be there, and at prices for every budget."The time to buy is when others are not that interested,you can't buy what is popular and do well".Just ask the people that bought in 2006.Since our national leadership ,from both parties, proves the old adage, "there is no statute of limitation on stupidity"don't bank on them for any help.Take the leap and don't put your happiness on hold .

[English Ivy]

We are probably going to sell in 2011. This has probably been addressed in other threads, but here goes. Going with a non-Villages realtor has advantages as well as disadvantages. I would like to hear of experiences on either side, as a home seller. My understanding is that using the official realty office to sell can limit the potential buyers pool based on a "minimum age of buyer" stipulation. Any views are welcome!

Twolfe, why do you plan to sell in 2011? Do you plan to purchase a new home in The Villages? If that is the case, I would recommend you list with VLS with them knowing that when your place sells you'll be buying a new home. That is two commissions for them so they'll be more interested in moving your place. As long as you price it competitively, they'll move it quick for you.

If your plan is to leave The Villages or move to another preowned home, you're probably better off listing through MLS.

[twolfe]

Twolfe, why do you plan to sell in 2011? Do you plan to purchase a new home in The Villages? If that is the case, I would recommend you list with VLS with them knowing that when your place sells you'll be buying a new home. That is two commissions for them so they'll be more interested in moving your place. As long as you price it competitively, they'll move it quick for you.

If your plan is to leave The Villages or move to another preowned home, you're probably better off listing through MLS.

We are moving out of the villages and don't need to buy elsewhere, already have a place up north.

[2 Oldcrabs]

We were there in Oct 2009. Look at many VLS,MLS & FSBO. Found VLS steering us toward new homes. Both VLS & MLS not pushy. FSBO seemed to be overpriced. Looked at a premier home in Bridgeport @LS FSBO that was listed for $589,000 (their quote $45,000 below appraisal). Sold on 6-7-10 for $480,000 ($33,000 still on bond) by VLS. If I was selling I would list with with VLS for 6 months if they do not sell it move, to a MLS.

[graciegirl]

We were there in Oct 2009. Look at many VLS,MLS & FSBO. Found VLS steering us toward new homes. Both VLS & MLS not pushy. FSBO seemed to be overpriced. Looked at a premier home in Bridgeport @LS FSBO that was listed for $589,000 (their quote $45,000 below appraisal). Sold on 6-7-10 for $480,000 ($33,000 still on bond) by VLS. If I was selling I would list with with VLS for 6 months if they do not sell it move, to a MLS.

I agree.

And this is off topic. I find that many of the more expensive resale homes I have seen are more "personalized". I have seen strong wall color,lot of pattern inserted into tile floors and surrounds, colored carpet and wall paper. I have seen lanai's enclosed, a plus for some but not for us. I saw a stacking washer and dryer in one of the Premiers and it looked like you would have to remove a wall to have the usual appliances there. Some are definitely a plus but most are things that would need to be changed to suit us. Some of the changes are easy and not expensive but for the same price OR MORE as a new home, you can see why people say, "Why bother?"

[BobKat1]

I agree.

And this is off topic. I find that many of the more expensive resale homes I have seen are more "personalized". I have seen strong wall color,lot of pattern inserted into tile floors and surrounds, colored carpet and wall paper. I have seen lanai's enclosed, a plus for some but not for us. I saw a stacking washer and dryer in one of the Premiers and it looked like you would have to remove a wall to have the usual appliances there. Some are definitely a plus but most are things that would need to be changed to suit us. Some of the changes are easy and not expensive but for the same price OR MORE as a new home, you can see why people say, "Why bother?"

We noticed the same thing(s) in our searches. Most of the pre-owned premiers and high end designers that we saw, would require a significant investment on our part, while new construction and more moderately priced resales, not so much. In many cases we could get more for less.

[2 Oldcrabs]

:agree:

[Army Guy]

If you go to many of the open houses like we do, you will also see "changes" that have been made to lower costs so they can lower the price of a home.
We own, a CYV, which we do not consider "lower end" as Kentucky Blue stated. We wanted to down size and maint. free. Price was not a factor in what we wanted vs bought.
But we have noticed small things like type light fixtures, door knobs, closet doors etc.

Army Guy

[inda50]

I really enjoy the exhange on this Thread, in particular the insite offered by Jim Joe and Kentucky blue. I was wondering if anyone has considered the effect of inflation. That is house prices lower, and wages and materials higher.
As far as the developer taking a loss on a house I don't believe that happens. It can happen to to a small builder, mainly because he has to pay a bank for a loan. But in the case of the developer, he is the bank ( in many ways).
Also keep in mind this generation is the most affulent ever, the baby boomer, I don't know if our children and grandchildren will be able to afford what we can as a group.