Wellpoint
 

Fyi: Streets in the Village of Wellpoint, just south of Monarch Grove, are showing up on maps.

So those interested in that area may want to stay in contact their Sales Rep.

Have to wonder if the street names are hairdressers, nail techs or office managers. Looks like the street name pool is dwindling :loco:

LOL, they might be running out of unique employee names at some point.

New Homes for sale in Lake Denham, Dabney, Moultrie Creek and now Wellpoint? Construction is moving fast!

Looks like a Good Place to live . . .

Wellpoint is also the name of a medical insurance company. So maybe the street names could be the names of drugs, medical conditions, types of operations...
Oxy Ave
Lipitor Lane

:jester:

I am a bit skeptical that the developer will open yet another village for sales. A few weeks ago, when my daughter and I looked at new homes, there were 400+ available homes in Lake Denham and Dabney, 60% of the lots were still available in the Enclave, and over 100+ lots in Moultrie Creek. The sales rep told us there were plans to finish out Richmond, and a few cyv are planned in Hacienda. QUITE A LARGE inventory to unload before opening up another area. The Developer needs to get his sales team to work. They are lagging behind.

What map service did you get this from? I agree that Wellpoint will open soon, but, looking at the satellite images, it does not match exactly to what has actually been done. Granted, the changes are not huge. This looks like a map used for initial approval of streets, not from an intactive map service.

Wellpoint
 

You can find it via the Sumter County website. click on link ("Just a Moment")

Just a moment...

Growing Inventory
 

We are relocating (via renting initially) to the Villages this spring with the hope to build in the area north of Eastport. Wellpoint, Oak Hollow, and Edenfield are on our list of preferred villages. I am wondering how the developer reacts to slowing economy/market. I am assuming they will dramatically slow the progress given the seemingly growing amount of inventory. For anyone that has been around since before the great financial crisis, was it a dramatic slowing and did any reduction in services/maintenance occur of existing facilities?

I agree this is the first time that it seems to be multiple villages with tons of unsold houses. With more than 350 sales reps, guessing it not them lagging. Maybe it’s the areas that aren’t selling, and the fact there isn’t that

This is the last of the houses like in “07” rush to buy before nothing is left

I have lived here since early 2000. Each time a Village was open for sales, it sold out very quickly. This is the first time home sales have slumped leaving the Developer with a huge inventory.

Quite a bit of newly constructed home prices were reduced in Lake Denham. My sales rep told me he expects more. However, I do not see this happening. The developer must keep prices relatively the same to satisfy the needs of those who have purchased homes and to protect future sales.

I believe he needs to work with his sales team and come up with new and innovative ways to sell the inventory. In my estimation, he is looking at approx $250 million worth of homes unsold. It's a new world and it is not likely to change back to the old norms. Members of the sales team who cannot find customers in this changed environment should be eliminated.

Your idea to rent before buying is spot on. This will give you time to evaluate the market yourself. A good starting point would be to count the number of new homes and lots available on the Villages site. Each month, do a new count. These numbers will reveal if the slump is continuing or has improved.

Growing Inventory
 

margaretmattson /asianthree - Thanks for responding.
I have been watching the Villages housing market extremely closely since Feb 2022. Like you said, homes/lots were flying off of the market. The market has really slowed since Lake Denham/Dabney have been developed. Do you think it is more about the location being so far away from everything (especially before the announcement of the purchase of the "Secret Promise" property)? Could the market have hit a wall so quickly? I know lots of other retirement communities are offering significant incentives to home buyers. I have been told that the Villages doesn't offer incentives. Maybe that will change.

Your guess is as good as anyone's. Location? Perhaps. But, Moultrie Creek is in the Eastport area and sales there are slow. Keep looking at the Villages site. There is an area in Richmond where new homes will be constructed. When Richmond was built it sold out in lightening speed because of it's proximity to Brownwood. If sales are slow there, location IS NOT the reason.

Mortgage rates? Maybe. But, cash buyers now have a choice - buy real estate or earn good interest by investing. People who choose to invest use the interest earned for luxury vacations, cruises, etc. Like you, more are finding it is cheaper to rent.


Buyers who purchased homes for investment are finding it to be a competitive market. With an abundance of rentals, many lose money because they cannot rent the home as easily as anticipated.

Villagers who bought before the mortgage rates increased are sitting pretty. They have lots of equity in their homes and low taxes. Those who got a mortgage received an extremely low rate. In the past, Villagers were known to move at least 3 times. In this market? Why move? It is much cheaper to stay put and remodel if they choose.

Maybe the wave of new buyers want something else. That would be up to the Developer to identify. Do they want maintenance free homes, townhomes, better roofs, more amenities, who knows what will attract more buyers? If the Developer can identify their wants, it will be foolish to resist change.

Many of my younger relatives and their friends are talking about war. Some seem to think even if the USA remains neutral, it will affect our economy. They are having a wait and see attitude.

Other reasons for a sales slump? Increasing insurance rates, hurricanes, scorching hot summers, holiday slow sales, the list goes on. The real reason for a slump in sales is probably a factor of all of these and possibly more.

It is probably best that you continue to monitor the sales. You will be able to recognize if the slump remains constant. Then watch how the developer reacts. If sales increase, you can be certain you can build a home with no worries.

The only incentive the developer has offered is a reduction in the price of 70+ homes. Unfortunately, most of these homes back up to busy streets. It doesn't appear the Developer is keen on giving anything away.

All I know is I’m sitting here, in Arizona, waiting to sell my house so I can go there. This fix to the economy couldn’t come at a worse time.

But yet, homes are still being sold.

Log into Facebook | Facebook

Doesnt mean a thing if the majority of those new buyers bought model homes or resales that another has no interest in purchasing. I noticed Patio Villas seem to be selling quickly. This could be investors.

It is best to watch the market and area of interest yourself. It is QUITE OBVIOUS there is a slump in new home sales. Hundreds of homes and lots have been sitting for months. I find it is best to drink your own kool-aid. Avoid the pitcher served by the Villages sales team at all costs.

Perhaps those who have been watching the market here have finally realized that homes south of 44 hve been overpriced and lack so many of the amenities of the areas north of 44.

Could be! We moved back to the northern section and are currently renting. We have met several neighbors who have done the same. We are still not certain if we will return to the southern area. Right now, enjoying life and glad to be back by Lopez.

Yes, homes may still be selling, but are they preowned? New home construction appears to be at a stand still. Hundreds of available homes have been sitting for months.

I love these generalized statements. Living in the deprived south of 44 sections, I'd love to hear what you think are these "so many amenities" that are lacking. Frankly, I find more down here than I did when I lived north of 466A

We lived in Hawkins for several years and were happy to leave that area. It was not what we hoped it would be. Frankly, We found EVERYTHING lacking. We had to drive 20 -30 minutes just to do errands. To each their own. Live well and be happy! It is wonderful to live in a place with so many choices.

The board is for new homes only, preowned does get a personal photo opp

Agree moving from LSL to west of LSL to 1/2 way LSL-Brownwood, to north of Brownwood to south of 44, 1 mile to Brownwood.

I find the older the residents are in need of security to have shopping, and doctors within few minutes of their home. Maybe uncomfortable driving any distance to do so,

Younger residents seem shop 80% retail and grocery shopping online, 20% and up to hour drive to a grocery they want to buy food at.

Rarely need a fitness facility due to the safe walking/running trails. Younger residents seem to run out of the bubble often for entertainment, dining and retail. We zip up to Gainesville, Disney, over to one of the coastal areas once a month. If we dine out it’s o er to Orlando, Tampa, or anywhere out of the bubble

Exactly, there's over 250 new homes sold on those boards in December, so probably over $100 million in new home sales revenue.

I drove into Dabney and Lake Denham a few weeks ago. There were hundreds of available homes and lots to chose from. After seeing the pictures of the boards filled with new buyers, I checked the Villages site. Nothing has changed since I have been there. Still hundreds of homes available, many, many lots in the Enclave and Moultrie Creek, and over 70 homes with a discounted price. I recommend anyone looking for a new home check the area before buying. Maybe there is a good reason the same hundreds of homes and lots are sitting with no interest from buyers.

I would wait for Richmond, close to Brownwood.

Several years? Wasn't Hawkins built in 2019?

Seems like most of those complaining bought in not optimal places south of 44 like around Sawgrass and further East. Completely different world buying there vs Richmond/DeLuna/Marsh Bend where you're 10 mins or less by golf cart to Brownwood/Publix/restaurants and now 25 mins to Costco by car.

We did not mind ordering items on-line. Each time we ran out of bread, milk, aspirin or cold medicine, we had to drive 20 to 30 minutes to pick it up.

It is easy to say you do not need a fitness facility. I am 60 yrs old and injured my knee. We had to travel 40 minutes to get to fitness machines that would help my recovery. Doctors? 40 minutes away.

Restaurants? You can count the number on your fingers. Each one serves below average food. Another 40 minute travel time to add to your day.

Let's not forget the plans for a new hospital has been scratched. The choice in the south is one-star rated Leesburg Hospital, outpatient care, and a small emergency facility that was crowded each time we needed it.

Isnt 2019 through 2023 several years?

I’m so jealous! LOL!!

There is life outside the Villages. That area has gyms, shopping and restaurants 6-10 mi away in Leesburg and only 20 min from Clermont. Orlando Regional Hospital is less than an hour away.

Things have evolved and the southern inventory bubble is moving south. Looks like 70+ new home closings on the board this week, that's over $30 million in revenue the first week of 2024.

Posting the boards of new buyers is not a way to determine where one should build a home. A potential buyer should scout the areas for themselves. I noticed on ALL the boards there is quite a long list of new buyers from Florida. On every board, they are the majority. This could be investors. Not many want to live on a street full of rentals. Or, they are Villagers relocating which skews the numbers. On the recent board you posted, 40 of the 70 new buyers are from Florida. This sends off red flags. It is always best to RESEARCH INFORMATION yourself before buying.

By the way, are you a sales rep? It seems you have FAR to much interest in steering potential buyers to purchase ANYTHING. Who consistently takes pictures of Villages sales boards? And, who has permission to post pictures of buyers at their closings? It seems to me, you work for the Villages Sales team.

After several years of living in the south, required daily travel became a nuisance that we no longer wanted. Our life is much easier and relaxed now that we have returned to the northern area of the Villages. If you don't mind driving to places one hour away, I am glad you are happy. To each their own. We are fortunate to live in a community with many options.

BTW: If I wanted to drive to Orlando Regional from the northern section, it is merely a 15 minute longer drive. So, what is your point? New construction homes are 15 minutes closer to Orlando? That doesn't sound like a big incentive to buy new construction.

Nope, just responding with data to posts sounding like someone who couldn't pass muster on the Villages Sales team coming here posting misinformation with an ax to grind.

Good for you, hope you're happy.

Lookie here, business is so bad it seems another new Village about to materialize across from Eastport.

It looks like in Lake County alone the Villages sold over 2000 new homes in 2023 and about 210 in December. That's not a huge sales slump as far as I know. Maybe comparatively it is? But the homes in my area of Lake Denham are being sold at a steady pace.

Plus I love how close we are to everything. ;)

Things slow down nationwide around the holidays. 2023 was also a slow year all over. Low inventory, high interest rates all over the country. So people wanting to move may not have been able to move just yet.

I have no ax to grind. Just posting my experiences. It seems odd that you have several pictures of buyers at their closings. I still believe you work for the Villages. Who has access to those types of pictures? I sure don't!

The Villages posts those pics on Facebook. FYI, I could have posted them also.

Great! Someone who lives in Lake Denham. In the past, new villages have sold out very quickly. Yet, homes in Lake Denham have been sitting empty for months. Is there a reason for this? I am asking because I am a contractor. I would like to buy a home to remodel then sell. I have been scouting the area for months. Same homes (and lots) sitting empty month after month. I do not understand why. Any info you can provide will help. Thanks!