The Villages 32163

The Villages, FL · Sumter County, FL · 28,488 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

49affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
30.7%
stretched
Days on market
53
daily
Price cuts
35.5%
of active
Valuation
-21.7%
vs assessor
Look up an address
50
/100
mixed
stable · seller slight · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

64/ 100SellerBalancedBuyer
Negotiate Hard
DOM: 71d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)40
Supply & Demand (20%)100
Buy vs Rent (15%)50
Cancellation Rate (10%)100
Days on Market (5%)75

Moderate buyer leverage in 32163. Room to negotiate 5-10% below list. Payment burden: 30.7% of median income. Median days on market: 71. Renting is approximately 43% cheaper than buying (price-to-rent ratio: 17.2).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

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Market snapshoteach number, once

Median price
$478,538
▾ 0.3% YoY
Days on market
53
daily · zip_data
Median rent
$2,319
ZORI
Investor score
60/100
cash-flow lens
Active listings
133
90-day

Valuation3 lenses, different anchors

vs assessor
-21.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$374,900
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+56.5%
County-wide market — the widest, slowest signal.
Sumter+56.5%
Lake+66.6%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$257
Price-to-income5.1×

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How 32163 ranks in FL
percentile vs all FL ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

33SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply17.8 mo
Days on Market53d
Inv vs History-7.0%
Listing Density8.8/1k
Market dynamics
Price cut %35.5%
Momentumstable
LeverageSELLER SLIGHT
Months of supply17.8
Sales (90d)0
Investment analysis
Median rent$2,319
Price-to-rent17.2
Est. cap rate3.8%
Buy vs rentneutral

Livability

Walk score—
Transit score—
Bike score—

Historical trends

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Sumter County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Nearby ZIP codes

33513
Bushnell
$304,664
+1.9%
The Villages Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Sumter County