Villages Agents & Veranda "spying" - is this a reasonable ask?

[Sam-the-Butcher]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.

[callalily]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.

The Villages sales people do know what floor plan is being built on what lot and they can go in and see the finishes. What they won't know until a couple of days before the property goes on the market is the price and the exact date that the property will be released.

You could ask your sales agent to keep you apprised of any verandas which are being built with your desired floor plan or view. You can ask them to take a video and send it or FaceTime you. If it's a view lot, you will need to be ready to pounce once the agent lets you know when a desired property is being released and its price. View properties go before they hit the website.

The agents will know which areas will be verandas, but they won't know which floor plan is being built where until they can view it from the exterior.

If you want to keep up on what's happening with new builds, I highly recommend watching Goldwingnut's videos on Youtube.

[retiredguy123]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.
How experienced is the agent? I have had experienced agents show me houses under construction before they were released for sale. If you see a house that you want, the agent will place a hold on it for you as soon as it is released. Technically, this may not be allowed, but it is definitely done. It doesn't make sense to do business with an inexperienced sales agent.

[thelegges]

Every experienced VLS knows what a the model is as does many residents, in early build stages

While one isn’t to be in construction zone, you will see fair amount walking through homes under construction.

One sales rep said CYV on paper were going in across from our build. We knew that was wrong, since walls go up first. It was PVs. But map was incorrect and CYVs were labeled incorrectly

So yes VLS knows the model, but have no idea of price and release date, that info is give about 48 hours ahead.

OP if you are not comfortable with your MLS agent, you can request someone else. Been there done that, changed VLS agent, by going to open houses meeting them, and then changing to the agent we felt comfortable with.
Plus down the road if that fit no longer works just regroup.

[villagetinker]

If you are after a specific orientation, say a south facing lanai, you should be able to get the overall village plans from the county zoning office. These will show the house location and the driveway as well as a directional arrow for north. You should be able to pick houses that will meet your criteria, then tell your agent you are interested in these houses.
Hope this helps.

[thelegges]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.

One thing to take into account Verandas are a hot commodity. There are approximately 350 VLS agents, if only 1/2 are looking for one Veranda, for one client, your chance at the shot gun 8am release is 1 in 175 getting a veranda, much less the model you really want.

There are many residents that will tell you they didn’t get certain houses or properties. For some like us it’s was 15, before we got something

[kansasr]

One thing to take into account Verandas are a hot commodity. There are approximately 350 VLS agents, if only 1/2 are looking for one Veranda, for one client, your chance at the shot gun 8am release is 1 in 175 getting a veranda, much less the model you really want.

There are many residents that will tell you they didn’t get certain houses or properties. For some like us it’s was 15, before we got something

Even previously owned verandas are a hot commodity...one went on the market a couple of weeks ago at what I thought was ridiculously overpriced...went pending a couple of days ago

[Sam-the-Butcher]

Well, I was thinking I may not be doing a good job of articulating my question (to our Villages Sales agent), but clearly everyone here understands it, so I must be doing okay.

Our agent is experienced and very nice. I may need to press a bit harder so we can be better informed and ready to pounce when our choice(s) are released. I'm a big fan of Wingnut and a few others who post Villages construction updates via YouTube. I'll also see what I can pull from the County zoning office.

Thank you!

[Kelevision]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.

That’s the very reason they don’t find out until right before the homes are being released. If every person wanted their sales agent to “spy” for them and only them, then why even have release dates at all? Do you know how many sales agents they have here and every potential buyers there are? The difference is, they don’t need YOU to buy a home here. The next person will snatch it up. It’s also why you can’t haggle the price as with regular real estate. If you buy pre-owned you’ll have a better chance getting what you want.

[KatieRN]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.

There are not 175 people trying to get every veranda when it's released. If so, there wouldn't be almost 40 new ones for sale now. If your needs are very specific, it might take a while, not because there's a line of buyers, but because the developer only builds a certain number of each model. If sales are slower, the build rate will be slower. There was the Richmond frenzy but even that ended before the homes were all sold. Also, the idea that people here don't take mortgages is not true and even if it were, there is still that small issue of selling the existing home up North with the 7+% rates. Sales are slower than they were a few years ago. When was the last time the developer offered discounts on inventory? Well, look at Dabney and Lake Denham. Finally, if you are not satisfied with your agent, ask for a new one. We went through an issue with our first agent. We asked for a replacement and the difference was night and day.

[thelegges]

There are not 175 people trying to get every veranda when it's released. If so, there wouldn't be almost 40 new ones for sale now. If your needs are very specific, it might take a while, not because there's a line of buyers, but because the developer only builds a certain number of each model. If sales are slower, the build rate will be slower. There was the Richmond frenzy but even that ended before the homes were all sold. Also, the idea that people here don't take mortgages is not true and even if it were, there is still that small issue of selling the existing home up North with the 7+% rates. Sales are slower than they were a few years ago. When was the last time the developer offered discounts on inventory? Well, look at Dabney and Lake Denham. Finally, if you are not satisfied with your agent, ask for a new one. We went through an issue with our first agent. We asked for a replacement and the difference was night and day.

Since 2007 the developer has Always offered discounts on inventory in every village, to close out the village, especially when next village is really to release. Can’t speak for prior to “07” but I am sure some posters who have been here longer can verify. First 3 homes we bought here was on discounts, because build was complete.

As far as build lots in Richmond, we were as low as #5 and as high as #64 on the list, for the first 15 tries. Then 6 more lots after we bought a lot. The only homes that didn’t have multiple names were some of the last PVs , and few interior spec homes.

Were you here when the village next to LSL and the lake? All Those sites went in minutes. Richmond came in second or third for quickest selling village. Rates were between 5.75 and 6.25 for Richmond.

You forgot to add 57 pending verandas, and 30 new verandas listed, 6 have discounted listed prices.

[KatieRN]

Since 2007 the developer has Always offered discounts on inventory in every village, to close out the village, especially when next village is really to release. Can’t speak for prior to “07” but I am sure some posters who have been here longer can verify. First 3 homes we bought here was on discounts, because build was complete.

As far as build lots in Richmond, we were as low as #5 and as high as #64 on the list, for the first 15 tries. Then 6 more lots after we bought a lot. The only homes that didn’t have multiple names were some of the last PVs , and few interior spec homes.

Were you here when the village next to LSL and the lake? All Those sites went in minutes. Richmond came in second or third for quickest selling village. Rates were between 5.75 and 6.25 for Richmond

The original question was about a Veranda, not a building lot. They didn't sell lots for verandas as far as I know. Also, I said Richmond was a frenzy. That was probably because it was so much closer to where everyone wanted to be. There is no such place today except for possibly the final phase of Richmond.

[thelegges]

The original question was about a Veranda, not a building lot. They didn't sell lots for verandas as far as I know. Also, I said Richmond was a frenzy. That was probably because it was so much closer to where everyone wanted to be. There is no such place today except for possibly the final phase of Richmond.

Verandas in Richmond had no less than 15 names per spec, as did most all the specs homes in Richmond. I know because if we didn’t get a build lot we were going for a spec home, and our oldest was going for Veranda's. Personally, I don’t get the allure of verandas, but if you love a courtyard villa, then having a designer home large garage, with more space and walls, Verandas makes sense. Since they’ve been building verandas they sell out quickly.

Besides the frenzy in Richmond, Mission Hills, , LSL at the lake, and the biggest frenzy in 2007, Because developers were done building. Then the Any Houses during the pandemic in TV was a frenzy, as was a many homes in the US. So here buying frenzy has happened more than many realize

You also brought up developers didn’t discount houses, which is definitely not true, at least since the first time we arrived in 2007.

But are you newer to either TOTV or maybe TV itself, this is the most amount of villages being built at the same time. With the large amount of preowned sitting on the market (maybe because they bought a new build) the homes still sitting are the usual interior kissing lanai’s, or not a great lot, due to utilities. Enclave still has most of their interior lots.

Plus houses are released every week, so numbers aren’t really a good indicator of homes on the market. You won’t find that in any other new home market. The housing market is off anywhere in the US, developers are still ahead of the game in sales.

[TheRealRick]

I have been in my veranda for 2 years now. Prior to buying I went to the Sumpter County website (sorry but I don't recall the address) you can look up the permits and plans. My salesperson was impressed that I knew how many of each model there was and the areas they were built.

[retiredguy123]

That’s the very reason they don’t find out until right before the homes are being released. If every person wanted their sales agent to “spy” for them and only them, then why even have release dates at all? Do you know how many sales agents they have here and every potential buyers there are? The difference is, they don’t need YOU to buy a home here. The next person will snatch it up. It’s also why you can’t haggle the price as with regular real estate. If you buy pre-owned you’ll have a better chance getting what you want.
But, some agents do find out. I wouldn't call it spying. They find out because the developer wants them to find out. They are operating a release date system that has leaks, and the leaks are intentional to benefit certain agents. That is why it is a good idea to work with an experienced sales agent. It makes no sense to work with an agent who has only been working for The Villages for a few months.

[Sam-the-Butcher]

I have been in my veranda for 2 years now. Prior to buying I went to the Sumpter County website (sorry but I don't recall the address) you can look up the permits and plans. My salesperson was impressed that I knew how many of each model there was and the areas they were built.
I've been digging through the Sumter Co website and not located plans & permits (yet). Only thing I found so far was the Sumter Co. GIS interactive map, which isn't revealing the lot, permits or plans info. I'm sure it's in there somewhere.

[Freehiker]

Our agent knew which verandas were available and which ones were coming available. We got into ours a week before it went up for sale, did a walk through and were able to get a deal signed on it the day it came online.

[Vermilion Villager]

How experienced is the agent? I have had experienced agents show me houses under construction before they were released for sale. If you see a house that you want, the agent will place a hold on it for you as soon as it is released. Technically, this may not be allowed, but it is definitely done. It doesn't make sense to do business with an inexperienced sales agent.

You have some proof of this? :shrug:

[thelegges]

You have some proof of this? :shrug:

Agents have the release list 48 hours before the 8am release sale day. Prior to that they are guessing.

Each agent (there are close to 350 VLS active agents) will have a list of clients for the houses on the wish list. Agent at 8am hits send. If you are #1 you have 24 hours to accept and write a check or reject, then house goes to next in line. Your agent can screen shot what number you are for that house. We knew every lot or house model, in early stages, but the release for any property is given to every agent at the same eBlast.

In 2010, 2012, had zero issues getting the house we wanted. It wasn’t until Richmond that took us 15 times to get #1.

[Kelevision]

But, some agents do find out. I wouldn't call it spying. They find out because the developer wants them to find out. They are operating a release date system that has leaks, and the leaks are intentional to benefit certain agents. That is why it is a good idea to work with an experienced sales agent. It makes no sense to work with an agent who has only been working for The Villages for a few months.

That’s just not true. I’m not trying to argue but they don’t tell certain agents. All the agents have the exact same knowledge and information. It’s all about their level of determination. I started with one SA and felt like they were lazy and didn’t really care to show me around. I went with a family friend who I didn’t know was a SA and they were so different. Much more helpful. The lazy one was more experienced. Neither knew about any future opening dates. They know what they know and nobody knows more than anyone else. Which is why you won’t see anyone respond on this post. “My agent told me ahead of time” IF the developers did that, it would make more sense to give the inside info to less experienced SA’s to get them buyers. But they don’t. People like Beth Pope are no better at getting you a house which my neighbor used her to sell her house and couldn’t sell it with Beth so she switch to someone else and it finally sold. I’d go with the young and hungry. ALWAYS

[Kelevision]

Our agent knew which verandas were available and which ones were coming available. We got into ours a week before it went up for sale, did a walk through and were able to get a deal signed on it the day it came online.

So you didn’t get it a week before. You were put on a list for it and got it when it was released. Anyone can do that. All the SA know what’s coming but they don’t know the exact date. Anyone can put a house on a wait list and buy it the date they open. Most people do this already.

[retiredguy123]

You have some proof of this? :shrug:
I don't have written proof, but I had an experienced agent drive me through a new area of villas set to be released in a few days. The agent told me to select a few houses and she would attempt to place a hold on them when they were released. I decided to not buy in that area. I think that agents become successful by knowing the process and assisting buyers to get the house they want. That is what the OP is asking about.

[Marathon Man]

I don't have written proof, but I had an experienced agent drive me through a new area of villas set to be released in a few days. The agent told me to select a few houses and she would attempt to place a hold on them when they were released. I decided to not buy in that area. I think that agents become successful by knowing the process and assisting buyers to get the house they want. That is what the OP is asking about.

An important word. It supports what others have been saying. All agents have an equal shot at securing homes for their clients. In 2021, my friends who sell for PoTV talked about sitting at their keyboards tapping the key to try to time the release and beat the others who were also tapping.

[pablo cruze]

My wife and I are considering a Veranda in The Villages. We are aware all newly-built Verandas are 'spec' homes and that you cannot build to your own preferences.

Our Villages Sales Agent has indicated that they don't know what's coming in a given Veranda community until a week or so prior to actual sales release. Clearly the TV knows exactly what's being built on any given lot, months ahead of time, but our Agent's response implies that information isn't shared with Agents until just before release.

Have any of you had success with your Villages Sales Agent, such that they 'surveyed' a Veranda community ahead of time (on your behalf), seeking out pre-release information for you (i.e. Veranda model, lot #, directional orientation, etc.) more than a few weeks out?

While most traditional Real Estate Agents will bend over backwards to get you the home you want, is this an unreasonable 'ask' for a Villages Sales rep? Or, are they not allowed to do this?

Thanks in advance.
Go to the county. The county must approve the permit prior to the slab being poured.