Richmond - Still Red Hot!
 

The new homes in the final build out of Richmond are starting to list. Just as in 2022/2023, Richmond is extremely popular with new home buyers. So far, every new listing has gone ‘pending ” immediately. The demand for Richmond does not appear to have cooled at all, even with the changes in the market over the past two years. I expect these homes to continue to be snatched up the same day they come on-line. Question is, how many of these homes are being purchased by investors?

Almost, not quite.

There were four which were on the market for a few days.

You are correct - thanks - as of right now everything appears “pending”.

Not a surprise at all. Pretty much the best location you can get for a new build if you want to be close to Brownwood and the South of 44 amenities. Quick access to Meggison and S. Buena Vista blvd makes it even more attractive.

Great location.

But I'd be a little leary of homes near the mobile homes, no telling what might end up there at some future point

That mobile home park is sitting on “prime” property, especially as TV grows in the future. Highway 44 is going to be built out with lots of commercial properties in the years ahead, and I can see a developer coming in and “eyeing” the mobile home park for redevelopment.

Surprised to see, so far, at least one home in the new Richmond area is a Premier home. Listed for over $871k and pending by noon the day it was released.

Still waiting after 10 years for anything worthwhile to be built on 44. You got doctor's offices, a storage facility and a place that sells rocks

The Super Walmart announced for the corner of Morse and 44 may be the start.

The new premier homes are simply the old designers with 10 Ft. exterior walls thus the low price for them.

Also an upscale restaurant, hotel, pizza, bbq, craft beer restaurant, a WaWa on the books and more.

If one lives south of 44, you will see multiple Kroger and Walmart delivery guys. Why waste time grocery when a really nice person rings your doorbell at the time you choose, with everything on your list. Younger residents don’t bother shopping when it can come to your door. Then again when was the last time you shopped brick&morter. It’s been over 10 years for us, after all what could you possibly need, that one doesn’t already have more than one. Seems the only people upset about lack of retail s of 44 is those who done live there.

Since the younger crowd need far less medical facilities, that once a year or two appointment isn’t a big deal. I hope it takes ten more years for more retail to move south with the traffic. Retail is why we left LSL area. Even our parents online only, so their age bracket online order is their go to

Lake Deaton Plaza is on 44...

Well, 10 years ago there wasn’t nearly the expansive development that there is now and coming in the next few years. My understanding, It took 466 quite a few years to build out, and now 466A is filling in quite a bit - once 466A is complete, 44 is next. Wal Mart just got announced for 44 and Morse, and I would suspect you’ll see other retail follow over the next few years.

I've been watching as the new homes in Richmond are released, partially because they're close to us, and just out of curiosity to see how fast they sell/what prices they are going for. This isn't like an investment firm swooping into a Patio Villa neighborhood and buying up a block of homes to either flip at the 366 day mark, or set up as rental properties, or both. This also isn't like the peak COVID craze. The high prices and large home sizes don't seem to lend themselves to quick flips, although maybe Richmond is still just that hot.

Does anyone know DEFINITIVELY why The Villages didn't just build out all of Richmond at one time?

The second stage of Richmond was bought from another developer after the first stage of Richmond was completed. Further planning and approvals were required after that purchase.

Sumter county lists both Richmond sites to the developer on the same date.

Developer built and opened villages in the farther corners of TV, that took months to sell some houses. Before building in a prime sell out same day village of Richmond.
We knew both Richmond sites would be built, but not when. Many also thought the second Richmond would have lots released for custom build, not just spec homes.
Except for a few houses first Richmond village releases had up to 10-20 plus people for each home or lot. I know this because we tried for 15 lots before we were #1on a lot. Then we continued to try for 5 lots after which the closest number was 2,3,8,and so on.

So far homes in current Richmond have sold in first 5 minutes to 24 hours. Some are in the $400,000-$700,000 range. Best guess is the next release Warbler with the largest lot and pool will be in $800,000 range.

Yes there have been a few like us looking for investment properties in this Richmond.

Not for me - spec homes, many with no backyard, traffic on both sides and trailer park behind. It appears Shady Brook, closest to Eastport, was the place to be yesterday - all view lots went up and sold immediately.

And in a couple of years Richmond will be as memorable as the "Pony" dance that popular in the sixties. The next fabulous village is on the horizon already and many fabulous villages are sitting in the dust.

It really comes down to finding the house that is your right fit and not worrying about a status symbol.:)

Does anyone know how much the bond is for the new Richmond village?

I may have my timeline mixed up but all or part of Richmond and St John's was originally owned by another developer. The development was originally named Cresswinds. Same developer that did Beaumont in Wildwood I believe.

Approximately $45,000

Yup...nothing says ‘active retirement community’ like sitting behind a monitor and having every aspect of your life ‘delivered to your doorstep’! Maybe those same Kroger and Walmart delivery guys can play pickle ball for us too!

I've been watching The Villages App for these to populate but as of 9-26 they still haven't posted them there. Where are these new homes listed?

Anyone find the bond information? I do not see it on the district website units S115V.

No need to list....
 

Filter NEW and PENDING. They're all there. Switch to map view and you can see which are no longer "for sale". Suspect none of these homes will "list". Village Realtors verbally share with their clients on Friday what is coming available on Monday. Buyers are telling them to lock it in and so... the queue is established. #1 gets first right of refusal.

I posted earlier with an approximate amount of $45,000. Per my source, the exact numbers are $44,867 per unit or $3,070 per year.

I have rented numerous times in Richmond, the problem as I see it, is most of the homes are rentals. There seems no sense of community as your neighbors change every 7 days. For that reason I'm not that inerested in buying there.

Wow. A Charlotte for twice what we paid 3 years ago. And closer to the turnpike.

No thanks.

Yes, the rental situation in Richmond has been challenging. In my villa neighborhood of Richmond, we have determined that about 50% are rentals (I’d say half are airbnbs and the other half are permanent residents who are renting). Of the remaining 50%, about half of those are part-time snowbirds, which leaves us with just 25% of full time owner-occupied residents. Of those of us here full time, we have bonded together and are pretty close. I’ve started two different official social clubs that regularly meet at the rec centers to keep the fabric of our neighborhood close. Regarding the rental situation, it has improved slightly this year, as about 10 homes came on the market in our villa neighborhood, all investors flipping at the one year mark. Of the 10 that went up for sale, 8 were purchased by new full-time residents or snow birds. Only 2 were purchased by other investors, and remained rental properties.

Knowing what I know now, would I have still purchased in Richmond? For me, the answer is an absolute, YES! For the most part, the renters here have been pleasant and polite, and there have been no issues. The full time residents and snow birds are wonderful people, and many are now close friends. For me, I love the location. I can walk to Brownwood in 15 minutes, or cart in 5 Minutes. By cart: Edna’s 8 minutes / Magnolia Plaza 12 minutes / Sawgrass 21 minutes / Eastport 25 minutes / Lake Sumter 25 minutes. Very close to Eisenhower, Everglades, Lake Okahumpka and Ezell Rec Centers. If I had major issues, I would be putting my home on the market, making a tidy profit, and looking for another home elsewhere in The Villages. As of now (and things could always change), I’m very content and don’t see myself relocating any time soon.

Think Myrtle Beach....without the ocean views!

Just curious about the noise level in Richmond. There were a couple of posts in a Thread from residents (couldn’t find it) where noise was a factor for them in the general Brownwood area (State Route 44, Collier). So, what about noise level for Richmond residents?

Occasionally, if I strain to listen for it, and depending on time of year and weather, I can hear a faint hum from the turnpike on my lanai (most of time there is no turnpike noise). I live in the northern section of Richmond - things may be different in southern Richmond. I don’t hear 44 traffic noise at all. On a rare occasion, I can hear the bands playing from Brownwood, but when I do, it is very faint, and you have to strain to hear it from the outside.

Thanks, good information.

We are 3 streets, a wall, and private property with road from turnpike. Inside no noise outside 90% of the time you have no idea there is a turnpike. 10% is weather related, heavy fog will give that humming of tires. Those homes on the pitch and put have no barriers or homes, some homes with direct view of turnpike and noise, outside, even though they are not close. Inside you rarely hear anything.