33585

The Villages, FL · Sumter County, FL · 923 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

62affordability /100

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

Payment burden

22.8%

affordable

Days on market

daily

Price cuts

0.0%

of active

Look up an address

/100

stable

stable · balanced · prices rising 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

Balanced Market

DOM: 109d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)0

Valuation Gap (25%)40

Supply & Demand (20%)85

Buy vs Rent (15%)100

Cancellation Rate (10%)75

Days on Market (5%)100

Balanced market in 33585. List price is roughly fair — focus on condition and value. Payment burden: 22.5% of median income. Median days on market: 109. Renting is approximately 123% cheaper than buying (price-to-rent ratio: 26.7).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.

STABLEBALANCED

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/33585" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title=" 33585 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/the-villages/zip/33585?utm_source=embed&utm_medium=backlink"> 33585 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$297,920

▴ 0.9% YoY

Days on market

daily · zip_data

Median rent

$970

ZORI

Investor score

34/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

—

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$0

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+55.9%

County-wide market — the widest, slowest signal.

Sumter+55.9%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$168

Price-to-income3.8×

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How 33585 ranks in FL

percentile vs all FL ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

20SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply12.0 mo

Days on Market63d

Inv vs History-22.0%

Listing Density32.5/1k

Market dynamics

Price cut %0.0%

Momentumstable

LeverageBALANCED

Months of supply12

Sales (90d)0

Investment analysis

Median rent$970

Price-to-rent26.7

Est. cap rate2.4%

Buy vs rentfavors renting

Livability

Walk score—

Transit score—

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Sumter.

Current tiers · 12 months to Aug 25floor 10 sales/tier

5 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$225k	$150	23	18.0%	ZIP
$250k–$500k	$281k	$166	99	77.3%	ZIP
$500k–$750k	$567k	$235	859	—	COUNTY · Sumter, FL
$750k–$1M	$850k	$310	310	—	COUNTY · Sumter, FL
$1M–$1.5M	$1.20M	$373	124	—	COUNTY · Sumter, FL
$1.5M–$2M	$1.63M	$447	16	—	COUNTY · Sumter, FL
$2M+	$2.60M	$541	25	—	COUNTY · Sumter, FL
All sales (the headline median)	$277k	$165	128	100%	ZIP

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 33585.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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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.

ZIP 33585→Sumter County, FL

12-Month Direction

-14Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

37· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden46

32.7%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent27

1.593x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation15

+55.9%

overvalued

Source: Lotvox comps · Updated 2026-05-15