2306 Oak Bend Pl · The Villages, FL 32162

$275,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 124 Days on market

Built 2005 4,312 sqft lot Est $265k · at est. $204/mo HOA · 8% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.5/30.0
• ARV discount +5.8/15.0
• Schools +5.2/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for AN END UNIT? CHECK THIS ONE OUT!Location, Location, Location, this 2/2 “Colony” Patio Villa offers the perfect location! Located in the Village of TALL TREES add to that "A CORNER LOT. " Let's start with NEW ROOF COMING SOON! Should be completed by March 1st! This home has so much to offer, location, a corner lot, and the wonderful PRIVACY LANDSCAPING with a COLOR-COATED SIDE PATIO area for outdoor enjoyment The ENCLOSED FRONT LANAI provides all year-round comfort with ACRYLIC WINDOWS and a GORGEOUS TILE floor. There is beautiful CERAMIC TILE flooring throughout the entire home ------Magical words. .. .NO CARPET FOUND HERE! VAULTED CEILINGS and bright, crisp LIGHT COLORS throughout gives this home an uplifting atmosphere. The kitchen features TILE flooring, light cabinets, laminate counters, dual sinks and light color appliances with a GAS range, mounted microwave, dishwasher and large refrigerator. Don't forget to notice the solar tube in the Kitchen, keeps the home light and bright! The spacious Master Bedroom has an en suite Master Bathroom with a large WALK-IN SHOWER. The Guest Room, which can be used as your den as well as a guest bedroom, features a large DOUBLE-DOOR CLOSET. The garage features a LAUNDRY area with washer, dryer and overhead storage. LOW BOND too! Don't forget to notice the Lightning rods on this home! Near TONS of shopping, dining, golf and it's all just a golf-cart ride away! Nearest Country Club is Palmer Legends. Your neighborhood pool is Tall Trees. Just minutes away is Laurel Manor Regional Rec Center where you'll find your sports pool as well as shuffleboard, plus meeting rooms and an exercise facility! Make an appointment today to come and see this charming home and EXPECT THE UNEXPECTED!!!

Key facts

• Ceramic tile floor
• Mature landscaping
• Vaulted ceilings

Tags

• CORNER LOT
• UNOBSTRUCTED LANAI VIEW
• CERAMIC TILE FLOOR
• MATURE LANDSCAPING
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (11.8% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B+; Watch: amenities F, commute F, health & safety F.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 39% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $216k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $264,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 Oak Bend Pl	0.00mi	2/2.0	1,156 (0%)	1mo	$265,000	$229	99
2351 Pine Ridge St	0.09mi	2/2.0	1,156 (0%)	3mo	$282,500	$244	93
2169 Smoaks St	0.24mi	2/2.0	1,196 (+4%)	3mo	$260,000	$217	81
3273 Riverton Rd	0.38mi	2/2.0	1,143 (-1%)	1mo	$225,000	$197	80
2369 Five Forks Trl	0.18mi	3/2.0 (+1)	1,240 (+7%)	0mo	$305,000	$246	74
2657 Hastings Ln	0.58mi	2/2.0	1,156 (0%)	0mo	$260,000	$225	73
3622 Cambria Cir	0.59mi	2/2.0	1,156 (0%)	2mo	$254,900	$221	71
408 Rose Croft Ter	0.65mi	2/2.0	1,156 (0%)	4mo	$270,000	$234	67
2690 Suffolk St	0.65mi	2/2.0	1,156 (0%)	4mo	$250,000	$216	66
392 Rose Croft Ter	0.64mi	2/2.0	1,188 (+3%)	3mo	$275,000	$231	63
2598 Hialeah Ave	0.50mi	1/1.0 (-1)	1,120 (-3%)	1mo	$190,000	$170	61
664 Evelynton Loop	0.73mi	2/2.0	1,248 (+8%)	2mo	$339,000	$272	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-47,905
• Equity at exit: $41,003

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-39,182
• Equity at exit: $23,777

Cash invested: $77,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32162

• Home prices YoY: -6.9%
• Rents YoY: 3.9%
• Active inventory: 551
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$115
• HOA: −$204
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-90

Break-even live

Break-even rent $2,539

Max offer price $259,160

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $-12	+0% $-90	+5% $-167	+10% $-245
Rent	-10% $-281	-5% $-185	+0% $-90	+5% $6	+10% $102
Rate	-1.0pp $49	-0.5pp $-20	base $-90	+0.5pp $-161	+1.0pp $-233

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	23d	1	0.41mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	0.49mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	23d	1	0.54mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	23d	1	0.57mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	0.64mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	23d	1	0.72mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	23d	1	0.89mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	23d	1	0.91mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$1,835	$1.94	23d	15	0.92mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	23d	1	0.93mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	23d	1	0.93mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	23d	1	0.93mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	23d	1	0.94mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	23d	1	0.94mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	0.95mi
4460 County Road 472 Unit A Oxford, FL	2.0	1.0	860	$1,300	$1.51	23d	1	1.10mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	23d	1	1.13mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	23d	1	1.14mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	23d	1	1.24mi
10457 Bethel PL Wildwood, FL	1.0–3.0	1.0–2.5	1293	$1,974	$1.53	23d	41	1.44mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	1.49mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: gaslandscapingpool

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-04-01
   price $275,000
3. 2026-02-06
   price $290,000
4. 2025-12-19
   listed $300,000 Active
5. 2021-05-03
   soldstatus $216,247
6. 2021-04-15
   soldstatus $216,247 Closed 1795-char remark

   Show marketing remark (1795 chars)

   Looking for AN END UNIT? CHECK THIS ONE OUT!Location, Location, Location, this 2/2 “Colony” Patio Villa offers the perfect location! Located in the Village of TALL TREES add to that "A CORNER LOT. " Let's start with NEW ROOF COMING SOON! Should be completed by March 1st! This home has so much to offer, location, a corner lot, and the wonderful PRIVACY LANDSCAPING with a COLOR-COATED SIDE PATIO area for outdoor enjoyment The ENCLOSED FRONT LANAI provides all year-round comfort with ACRYLIC WINDOWS and a GORGEOUS TILE floor. There is beautiful CERAMIC TILE flooring throughout the entire home ------Magical words. .. .NO CARPET FOUND HERE! VAULTED CEILINGS and bright, crisp LIGHT COLORS throughout gives this home an uplifting atmosphere. The kitchen features TILE flooring, light cabinets, laminate counters, dual sinks and light color appliances with a GAS range, mounted microwave, dishwasher and large refrigerator. Don't forget to notice the solar tube in the Kitchen, keeps the home light and bright! The spacious Master Bedroom has an en suite Master Bathroom with a large WALK-IN SHOWER. The Guest Room, which can be used as your den as well as a guest bedroom, features a large DOUBLE-DOOR CLOSET. The garage features a LAUNDRY area with washer, dryer and overhead storage. LOW BOND too! Don't forget to notice the Lightning rods on this home! Near TONS of shopping, dining, golf and it's all just a golf-cart ride away! Nearest Country Club is Palmer Legends. Your neighborhood pool is Tall Trees. Just minutes away is Laurel Manor Regional Rec Center where you'll find your sports pool as well as shuffleboard, plus meeting rooms and an exercise facility! Make an appointment today to come and see this charming home and EXPECT THE UNEXPECTED!!!

7. 2021-04-01
   status Pending 1795-char remark

   Show marketing remark (1795 chars)

   Looking for AN END UNIT? CHECK THIS ONE OUT!Location, Location, Location, this 2/2 “Colony” Patio Villa offers the perfect location! Located in the Village of TALL TREES add to that "A CORNER LOT. " Let's start with NEW ROOF COMING SOON! Should be completed by March 1st! This home has so much to offer, location, a corner lot, and the wonderful PRIVACY LANDSCAPING with a COLOR-COATED SIDE PATIO area for outdoor enjoyment The ENCLOSED FRONT LANAI provides all year-round comfort with ACRYLIC WINDOWS and a GORGEOUS TILE floor. There is beautiful CERAMIC TILE flooring throughout the entire home ------Magical words. .. .NO CARPET FOUND HERE! VAULTED CEILINGS and bright, crisp LIGHT COLORS throughout gives this home an uplifting atmosphere. The kitchen features TILE flooring, light cabinets, laminate counters, dual sinks and light color appliances with a GAS range, mounted microwave, dishwasher and large refrigerator. Don't forget to notice the solar tube in the Kitchen, keeps the home light and bright! The spacious Master Bedroom has an en suite Master Bathroom with a large WALK-IN SHOWER. The Guest Room, which can be used as your den as well as a guest bedroom, features a large DOUBLE-DOOR CLOSET. The garage features a LAUNDRY area with washer, dryer and overhead storage. LOW BOND too! Don't forget to notice the Lightning rods on this home! Near TONS of shopping, dining, golf and it's all just a golf-cart ride away! Nearest Country Club is Palmer Legends. Your neighborhood pool is Tall Trees. Just minutes away is Laurel Manor Regional Rec Center where you'll find your sports pool as well as shuffleboard, plus meeting rooms and an exercise facility! Make an appointment today to come and see this charming home and EXPECT THE UNEXPECTED!!!

8. 2021-03-01
   status Pending 1795-char remark

   Show marketing remark (1795 chars)

   Looking for AN END UNIT? CHECK THIS ONE OUT!Location, Location, Location, this 2/2 “Colony” Patio Villa offers the perfect location! Located in the Village of TALL TREES add to that "A CORNER LOT. " Let's start with NEW ROOF COMING SOON! Should be completed by March 1st! This home has so much to offer, location, a corner lot, and the wonderful PRIVACY LANDSCAPING with a COLOR-COATED SIDE PATIO area for outdoor enjoyment The ENCLOSED FRONT LANAI provides all year-round comfort with ACRYLIC WINDOWS and a GORGEOUS TILE floor. There is beautiful CERAMIC TILE flooring throughout the entire home ------Magical words. .. .NO CARPET FOUND HERE! VAULTED CEILINGS and bright, crisp LIGHT COLORS throughout gives this home an uplifting atmosphere. The kitchen features TILE flooring, light cabinets, laminate counters, dual sinks and light color appliances with a GAS range, mounted microwave, dishwasher and large refrigerator. Don't forget to notice the solar tube in the Kitchen, keeps the home light and bright! The spacious Master Bedroom has an en suite Master Bathroom with a large WALK-IN SHOWER. The Guest Room, which can be used as your den as well as a guest bedroom, features a large DOUBLE-DOOR CLOSET. The garage features a LAUNDRY area with washer, dryer and overhead storage. LOW BOND too! Don't forget to notice the Lightning rods on this home! Near TONS of shopping, dining, golf and it's all just a golf-cart ride away! Nearest Country Club is Palmer Legends. Your neighborhood pool is Tall Trees. Just minutes away is Laurel Manor Regional Rec Center where you'll find your sports pool as well as shuffleboard, plus meeting rooms and an exercise facility! Make an appointment today to come and see this charming home and EXPECT THE UNEXPECTED!!!

9. 2021-02-17
   price $217,247 1795-char remark

   Show marketing remark (1795 chars)

   Looking for AN END UNIT? CHECK THIS ONE OUT!Location, Location, Location, this 2/2 “Colony” Patio Villa offers the perfect location! Located in the Village of TALL TREES add to that "A CORNER LOT. " Let's start with NEW ROOF COMING SOON! Should be completed by March 1st! This home has so much to offer, location, a corner lot, and the wonderful PRIVACY LANDSCAPING with a COLOR-COATED SIDE PATIO area for outdoor enjoyment The ENCLOSED FRONT LANAI provides all year-round comfort with ACRYLIC WINDOWS and a GORGEOUS TILE floor. There is beautiful CERAMIC TILE flooring throughout the entire home ------Magical words. .. .NO CARPET FOUND HERE! VAULTED CEILINGS and bright, crisp LIGHT COLORS throughout gives this home an uplifting atmosphere. The kitchen features TILE flooring, light cabinets, laminate counters, dual sinks and light color appliances with a GAS range, mounted microwave, dishwasher and large refrigerator. Don't forget to notice the solar tube in the Kitchen, keeps the home light and bright! The spacious Master Bedroom has an en suite Master Bathroom with a large WALK-IN SHOWER. The Guest Room, which can be used as your den as well as a guest bedroom, features a large DOUBLE-DOOR CLOSET. The garage features a LAUNDRY area with washer, dryer and overhead storage. LOW BOND too! Don't forget to notice the Lightning rods on this home! Near TONS of shopping, dining, golf and it's all just a golf-cart ride away! Nearest Country Club is Palmer Legends. Your neighborhood pool is Tall Trees. Just minutes away is Laurel Manor Regional Rec Center where you'll find your sports pool as well as shuffleboard, plus meeting rooms and an exercise facility! Make an appointment today to come and see this charming home and EXPECT THE UNEXPECTED!!!

10. 2021-02-04
    listed $224,247 Active 1795-char remark

    Show marketing remark (1795 chars)

    Looking for AN END UNIT? CHECK THIS ONE OUT!Location, Location, Location, this 2/2 “Colony” Patio Villa offers the perfect location! Located in the Village of TALL TREES add to that "A CORNER LOT. " Let's start with NEW ROOF COMING SOON! Should be completed by March 1st! This home has so much to offer, location, a corner lot, and the wonderful PRIVACY LANDSCAPING with a COLOR-COATED SIDE PATIO area for outdoor enjoyment The ENCLOSED FRONT LANAI provides all year-round comfort with ACRYLIC WINDOWS and a GORGEOUS TILE floor. There is beautiful CERAMIC TILE flooring throughout the entire home ------Magical words. .. .NO CARPET FOUND HERE! VAULTED CEILINGS and bright, crisp LIGHT COLORS throughout gives this home an uplifting atmosphere. The kitchen features TILE flooring, light cabinets, laminate counters, dual sinks and light color appliances with a GAS range, mounted microwave, dishwasher and large refrigerator. Don't forget to notice the solar tube in the Kitchen, keeps the home light and bright! The spacious Master Bedroom has an en suite Master Bathroom with a large WALK-IN SHOWER. The Guest Room, which can be used as your den as well as a guest bedroom, features a large DOUBLE-DOOR CLOSET. The garage features a LAUNDRY area with washer, dryer and overhead storage. LOW BOND too! Don't forget to notice the Lightning rods on this home! Near TONS of shopping, dining, golf and it's all just a golf-cart ride away! Nearest Country Club is Palmer Legends. Your neighborhood pool is Tall Trees. Just minutes away is Laurel Manor Regional Rec Center where you'll find your sports pool as well as shuffleboard, plus meeting rooms and an exercise facility! Make an appointment today to come and see this charming home and EXPECT THE UNEXPECTED!!!

11. 2018-05-07
    soldstatus $184,000
12. 2018-04-27
    soldstatus $184,000 Sold 678-char remark

    Show marketing remark (678 chars)

    COLONY PATIO VILLA in THE VILLAGE OF TALL TREES!! A VERY POPULAR 2 Bedroom 2 Bath MODEL IN A TERRIFIC LOCATION! Close to Rec Centers, Town Squares and all of the shopping and restaurants CR 466 has to offer. FEATURES include CERAMIC TILE FLOORING THROUGHOUT, Glass ENCLOSED LANAI under HEAT & AIR, VOLUME Ceilings, NATURAL GAS Cooking, and Corner Lot with Privacy Landscaping around the color coated side patio. The MASTER SHOWER has been REMODELED and is WHEEL CHAIR ACCESSIBLE. The Bond Balance is $5932.09. The Taxes WITHOUT HOMESTEAD are $1646.58, Annual Maintenance Fee is 260.09, Annual Fire is $124.00. Total Tax Bill without the homestead exemption is $2606.99.

13. 2018-04-15
    status Pending 678-char remark

    Show marketing remark (678 chars)

    COLONY PATIO VILLA in THE VILLAGE OF TALL TREES!! A VERY POPULAR 2 Bedroom 2 Bath MODEL IN A TERRIFIC LOCATION! Close to Rec Centers, Town Squares and all of the shopping and restaurants CR 466 has to offer. FEATURES include CERAMIC TILE FLOORING THROUGHOUT, Glass ENCLOSED LANAI under HEAT & AIR, VOLUME Ceilings, NATURAL GAS Cooking, and Corner Lot with Privacy Landscaping around the color coated side patio. The MASTER SHOWER has been REMODELED and is WHEEL CHAIR ACCESSIBLE. The Bond Balance is $5932.09. The Taxes WITHOUT HOMESTEAD are $1646.58, Annual Maintenance Fee is 260.09, Annual Fire is $124.00. Total Tax Bill without the homestead exemption is $2606.99.

14. 2018-04-12
    listed $187,000 Active 678-char remark

    Show marketing remark (678 chars)

    COLONY PATIO VILLA in THE VILLAGE OF TALL TREES!! A VERY POPULAR 2 Bedroom 2 Bath MODEL IN A TERRIFIC LOCATION! Close to Rec Centers, Town Squares and all of the shopping and restaurants CR 466 has to offer. FEATURES include CERAMIC TILE FLOORING THROUGHOUT, Glass ENCLOSED LANAI under HEAT & AIR, VOLUME Ceilings, NATURAL GAS Cooking, and Corner Lot with Privacy Landscaping around the color coated side patio. The MASTER SHOWER has been REMODELED and is WHEEL CHAIR ACCESSIBLE. The Bond Balance is $5932.09. The Taxes WITHOUT HOMESTEAD are $1646.58, Annual Maintenance Fee is 260.09, Annual Fire is $124.00. Total Tax Bill without the homestead exemption is $2606.99.

15. 2016-06-16
    soldstatus $178,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,944 · $245/mo
• Projected year-2 tax: $2,944 · $245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,110
• − Mortgage interest: −$15,404
• − Property taxes: −$2,944
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − HOA: −$2,448
• − Depreciation: −$8,000
• Taxable loss: −$5,719
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $297/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment B+ Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Villages, FL
• County: Sumter County · 110,591 people
• City population: 83,973
• Metro: The Villages, FL
• Population (ZIP): 55,424
• Household income: $74,119
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 987.0

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Romanian 7% Slovak 4% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.16%
• Current HPI: 218.1956
• Rent YoY: ▲ 3.92%
• Metro: The Villages, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+54.5% since first listed

15 events — show timeline

• 2026-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-03 Sold (Public Records) $216,247 Public Records
• 2021-04-15 Sold (MLS) $216,247 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-17 Price Changed $217,247 Stellar MLS as Distributed by MLS Grid
• 2021-02-04 Listed $224,247 Stellar MLS as Distributed by MLS Grid
• 2018-05-07 Sold (Public Records) $184,000 Public Records
• 2018-04-27 Sold (MLS) $184,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-12 Listed $187,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-16 Sold (Public Records) $178,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,944 · +1.2% YoY. Source: county tax records.