3309 Riverton Rd · The Villages, FL 32162

$289,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 26 Days on market

Built 2000 3,520 sqft lot Est $283k · at est. $204/mo HOA · 8% of rent

---

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 +12.6/30.0
• ARV discount +6.6/15.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

~BOND is PAID!~ NEW ROOF Nov. 2019. This one's a GEM in a Terrific LOCATION. 2/2 COLONY Patio Villa in POLO RIDGE. The OPEN Kitchen is STUNNING with Black GRANITE Countertops and FABULOUS White CARRARA MARBLE Beveled-Edge Subway-Tile Backsplash! The Refrigerator is NEW. There is also a GAS Stove, Closet PANTRY, RAISED-PANEL Cabinets and a Chair Rail Over Beadboard. The Living/Dining Room is Just as AMAZING with CROWN MOLDING, PLANTATION SHUTTERS, NEW PATIO SLIDER Doors (which ALSO have Plantation Shutters), UPGRADED Light Fixtures, and GORGEOUS NEW LVP Flooring which Flows into BOTH Bedrooms. The Primary Bedroom has a WALK-IN Closet w/ BUILT-IN Shelving, and an EN-SUITE Bath. ENCLOSED LANAI under Heat & Air w/ TILE Flooring. Upgraded 6-Panel Interior Doors. New Light Fixtures in All Rooms. Freshly Painted Interior. BROWARD Home Warranty. NEW Garage Door Opener. PULL-DOWN Stairs for Attic Access. Extra-Insulation in Attic. TANKLESS On-Demand Hot Water Heater. HVAC New in 2014. Great location that is easy in and out of The Villages! SO Close (walk, bike, golf cart ride) to a PLETHORA of Shopping, Restaurants, Banking, Medical Care, etc! Several pools and rec centers nearby. Just minutes from both Lake Sumter Landing and Spanish Springs. Tax line reflects property taxes only, and is estimated. BOND is PAID! Maintenance Assessment is $216.87/year. Fire Dept. $124/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify.

Key facts

• Central location
• Roof installed
• Gas stove

Tags

• MOVE IN READY
• CENTRAL LOCATION
• ROOF INSTALLED
• OPEN KITCHEN
• BLACK GRANITE COUNTERTOPS
• GAS STOVE

Property features AI

Finance

• Other: Total living area about 1,156 sq ft (public records); Total building area about 1,627 sq ft
• HOA & community: CDD present; Monthly/annual community fees apply (approx. $204/month, $2,448/year); Senior community

Exterior

• Parking: Attached garage; Golf cart garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Broadband/high-speed internet available; Underground utilities; Water connected; Sewer connected
• Home design: Single-family residence; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on lot of about 0.08 acres (40 x 88)
• Exterior features: Irrigation system; Asphalt road access; Street lights in community

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone counters; Thermostat
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (10.9% below list).
• Recommended offer: $257k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 20 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 42% 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 $9k 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 26 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $257,492 (10.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $283,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3273 Riverton Rd	0.07mi	2/2.0	1,143 (-1%)	1mo	$225,000	$197	94
2306 Oak Bend Pl	0.38mi	2/2.0	1,156 (0%)	1mo	$265,000	$229	82
2169 Smoaks St	0.25mi	2/2.0	1,196 (+4%)	3mo	$260,000	$217	80
3622 Cambria Cir	0.43mi	2/2.0	1,156 (0%)	2mo	$254,900	$221	79
884 Radclife Berea Pl	0.51mi	2/2.0	1,141 (-1%)	2mo	$300,425	$263	73
969 Candler Pl	0.56mi	2/2.0	1,142 (-1%)	1mo	$281,500	$246	71
964 Kingmont Ter	0.54mi	2/2.0	1,142 (-1%)	3mo	$322,500	$282	70
3324 Ashbrook Pl	0.66mi	2/2.0	1,142 (-1%)	2mo	$360,000	$315	66
2369 Five Forks Trl	0.37mi	3/2.0 (+1)	1,240 (+7%)	0mo	$305,000	$246	65
876 Radclife Berea Pl	0.50mi	2/2.0	1,228 (+6%)	2mo	$265,000	$216	64
3283 Candlebrook St	0.73mi	2/2.0	1,142 (-1%)	2mo	$280,000	$245	63
5162 NE 122nd Blvd	0.73mi	3/2.0 (+1)	1,314 (+14%)	2mo	$260,000	$198	36

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-46,591
• Equity at exit: $43,091

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-33,072
• Equity at exit: $24,987

Cash invested: $80,920 (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: $2,575 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$230 /mo · $2,754/yr
• Insurance: −$120
• HOA: −$204
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-35

Break-even live

Break-even rent $2,620

Max offer price $282,762

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $46	+0% $-35	+5% $-117	+10% $-199
Rent	-10% $-239	-5% $-137	+0% $-35	+5% $66	+10% $168
Rate	-1.0pp $110	-0.5pp $38	base $-35	+0.5pp $-110	+1.0pp $-186

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.05mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	0.17mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	23d	1	0.36mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	0.43mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	23d	1	0.54mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	23d	1	0.58mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	23d	1	0.64mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	0.77mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	23d	1	0.82mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	23d	1	0.85mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$1,835	$1.94	23d	15	0.86mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	23d	1	1.02mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	1.13mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	23d	1	1.15mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	1.17mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	23d	1	1.28mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	23d	1	1.29mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	23d	1	1.30mi
4460 County Road 472 Unit A Oxford, FL	2.0	1.0	860	$1,300	$1.51	23d	1	1.46mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	23d	1	1.50mi

HOA detail

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

Listing history 16 events

1. 2026-06-01
   statusdays on market $289,000 Pending 26 DOM
2. 2026-05-31
   days on market $289,000 Active 25 DOM
3. 2026-05-30
   days on market $289,000 Active 24 DOM
4. 2026-05-06
   listed $289,000 Active
5. 2022-08-29
   soldstatus $310,000
6. 2022-08-10
   soldstatus $310,000 Closed 1563-char remark

   Show marketing remark (1563 chars)

   ~BOND is PAID!~ NEW ROOF Nov. 2019. This one's a GEM in a Terrific LOCATION. 2/2 COLONY Patio Villa in POLO RIDGE. The OPEN Kitchen is STUNNING with Black GRANITE Countertops and FABULOUS White CARRARA MARBLE Beveled-Edge Subway-Tile Backsplash! The Refrigerator is NEW. There is also a GAS Stove, Closet PANTRY, RAISED-PANEL Cabinets and a Chair Rail Over Beadboard. The Living/Dining Room is Just as AMAZING with CROWN MOLDING, PLANTATION SHUTTERS, NEW PATIO SLIDER Doors (which ALSO have Plantation Shutters), UPGRADED Light Fixtures, and GORGEOUS NEW LVP Flooring which Flows into BOTH Bedrooms. The Primary Bedroom has a WALK-IN Closet w/ BUILT-IN Shelving, and an EN-SUITE Bath. ENCLOSED LANAI under Heat & Air w/ TILE Flooring. Upgraded 6-Panel Interior Doors. New Light Fixtures in All Rooms. Freshly Painted Interior. BROWARD Home Warranty. NEW Garage Door Opener. PULL-DOWN Stairs for Attic Access. Extra-Insulation in Attic. TANKLESS On-Demand Hot Water Heater. HVAC New in 2014. Great location that is easy in and out of The Villages! SO Close (walk, bike, golf cart ride) to a PLETHORA of Shopping, Restaurants, Banking, Medical Care, etc! Several pools and rec centers nearby. Just minutes from both Lake Sumter Landing and Spanish Springs. Tax line reflects property taxes only, and is estimated. BOND is PAID! Maintenance Assessment is $216.87/year. Fire Dept. $124/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify.

7. 2022-07-08
   status Pending 1563-char remark

   Show marketing remark (1563 chars)

   ~BOND is PAID!~ NEW ROOF Nov. 2019. This one's a GEM in a Terrific LOCATION. 2/2 COLONY Patio Villa in POLO RIDGE. The OPEN Kitchen is STUNNING with Black GRANITE Countertops and FABULOUS White CARRARA MARBLE Beveled-Edge Subway-Tile Backsplash! The Refrigerator is NEW. There is also a GAS Stove, Closet PANTRY, RAISED-PANEL Cabinets and a Chair Rail Over Beadboard. The Living/Dining Room is Just as AMAZING with CROWN MOLDING, PLANTATION SHUTTERS, NEW PATIO SLIDER Doors (which ALSO have Plantation Shutters), UPGRADED Light Fixtures, and GORGEOUS NEW LVP Flooring which Flows into BOTH Bedrooms. The Primary Bedroom has a WALK-IN Closet w/ BUILT-IN Shelving, and an EN-SUITE Bath. ENCLOSED LANAI under Heat & Air w/ TILE Flooring. Upgraded 6-Panel Interior Doors. New Light Fixtures in All Rooms. Freshly Painted Interior. BROWARD Home Warranty. NEW Garage Door Opener. PULL-DOWN Stairs for Attic Access. Extra-Insulation in Attic. TANKLESS On-Demand Hot Water Heater. HVAC New in 2014. Great location that is easy in and out of The Villages! SO Close (walk, bike, golf cart ride) to a PLETHORA of Shopping, Restaurants, Banking, Medical Care, etc! Several pools and rec centers nearby. Just minutes from both Lake Sumter Landing and Spanish Springs. Tax line reflects property taxes only, and is estimated. BOND is PAID! Maintenance Assessment is $216.87/year. Fire Dept. $124/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify.

8. 2022-07-05
   listed $319,000 Active 1563-char remark

   Show marketing remark (1563 chars)

   ~BOND is PAID!~ NEW ROOF Nov. 2019. This one's a GEM in a Terrific LOCATION. 2/2 COLONY Patio Villa in POLO RIDGE. The OPEN Kitchen is STUNNING with Black GRANITE Countertops and FABULOUS White CARRARA MARBLE Beveled-Edge Subway-Tile Backsplash! The Refrigerator is NEW. There is also a GAS Stove, Closet PANTRY, RAISED-PANEL Cabinets and a Chair Rail Over Beadboard. The Living/Dining Room is Just as AMAZING with CROWN MOLDING, PLANTATION SHUTTERS, NEW PATIO SLIDER Doors (which ALSO have Plantation Shutters), UPGRADED Light Fixtures, and GORGEOUS NEW LVP Flooring which Flows into BOTH Bedrooms. The Primary Bedroom has a WALK-IN Closet w/ BUILT-IN Shelving, and an EN-SUITE Bath. ENCLOSED LANAI under Heat & Air w/ TILE Flooring. Upgraded 6-Panel Interior Doors. New Light Fixtures in All Rooms. Freshly Painted Interior. BROWARD Home Warranty. NEW Garage Door Opener. PULL-DOWN Stairs for Attic Access. Extra-Insulation in Attic. TANKLESS On-Demand Hot Water Heater. HVAC New in 2014. Great location that is easy in and out of The Villages! SO Close (walk, bike, golf cart ride) to a PLETHORA of Shopping, Restaurants, Banking, Medical Care, etc! Several pools and rec centers nearby. Just minutes from both Lake Sumter Landing and Spanish Springs. Tax line reflects property taxes only, and is estimated. BOND is PAID! Maintenance Assessment is $216.87/year. Fire Dept. $124/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify.

9. 2020-06-16
   soldstatus $209,900
10. 2020-06-10
    historical 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

11. 2020-06-09
    soldstatus $209,900 Sold 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

12. 2020-05-25
    status Pending 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

13. 2020-05-11
    price $209,900 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

14. 2020-03-23
    price $218,900 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

15. 2020-03-16
    price $222,500 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

16. 2020-02-24
    listed $224,900 Active 803-char remark

    Show marketing remark (803 chars)

    Mint condition - Bond Paid. Ideally located within walking distance or golf cart ride to shopping and restaurants, this residence features an extended patio for outdoor living and a private area behind the home. Other amenities include upgraded kitchen & bathroom cabinets, 6 panel interior doors, crown molding, tinted windows, plantation shutters, extra storage in the garage and pull down steps to the extra insulated floored attic. The new roof was put on in November 2019. There is a newer tankless on demand water heater, furnace and central air conditioning unit. The finished lanai includes central air and heating. Taxes are $733.31, Annual Fire District charge is $124.00 and Annual Maintenance fee is $216. 87. See attached for The Villages Covenants, Conditions and Restrictions.

ⓘ 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: $2,754 · $230/mo
• Projected year-2 tax: $2,754 · $230/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $30,899
• − Mortgage interest: −$16,188
• − Property taxes: −$2,754
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − HOA: −$2,448
• − Depreciation: −$8,407
• Taxable loss: −$5,288
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $845/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

+28.5% since first listed

13 events — show timeline

• 2026-05-06 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-29 Sold (Public Records) $310,000 Public Records
• 2022-08-10 Sold (MLS) $310,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-05 Listed $319,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-16 Sold (Public Records) $209,900 Public Records
• 2020-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-06-09 Sold (MLS) $209,900 Stellar MLS as Distributed by MLS Grid
• 2020-05-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-11 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-23 Price Changed $218,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-16 Price Changed $222,500 Stellar MLS as Distributed by MLS Grid
• 2020-02-24 Listed $224,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $2,754 · -2.8% YoY. Source: county tax records.