2440 Iverson Ct · The Villages, FL 32162

$259,900

2 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 56 Days on market

Built 2008 3,778 sqft lot Est $303k · 14% under ↓ 24% since listing

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Why this score? — see what drove the C 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 +17.8/30.0
• ARV discount +13.8/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• 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

Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

Key facts

• 3,778 sq ft lot
• Garage
• Built 2008

Property features AI

Finance

• Other: Unfurnished; Living area about 1196 square feet
• HOA & community: Association: SENTRY MANAGEMENT; Lease restrictions apply

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential villa; One story; Southeast facing; Located in a community with CDD; Senior community
• Construction: Frame construction; Shingle roof; Slab foundation; Built on 0.09 acre lot
• Exterior features: Other exterior features; Asphalt road surface

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (1.2% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.0% in The Villages — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A; 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.
• Market conditions: Rents rising (+3.9%/yr); 550 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $302,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
870 Orwell St	0.11mi	2/2.0	1,138 (-5%)	0mo	$320,000	$281	87
2589 Errol Ter	0.24mi	2/2.0	1,188 (-1%)	3mo	$265,000	$223	85
930 Margaux Trl	0.16mi	2/2.0	1,156 (-3%)	4mo	$299,000	$259	84
2516 Banning Ct	0.16mi	2/2.0	1,156 (-3%)	6mo	$305,000	$264	82
2552 Mariel Way	0.24mi	2/2.0	1,156 (-3%)	2mo	$262,000	$227	82
2523 Mariel Way	0.18mi	2/2.0	1,188 (-1%)	11mo	$291,000	$245	81
2565 Errol Ter	0.20mi	2/2.0	1,156 (-3%)	6mo	$292,000	$253	80
2495 Dundee Ter	0.12mi	2/2.0	1,258 (+5%)	7mo	$339,000	$269	80
2504 Knox Ter	0.25mi	2/2.0	1,156 (-3%)	8mo	$265,000	$229	76
992 Davit Pl	0.23mi	2/2.0	1,156 (-3%)	12mo	$278,000	$240	74
1110 Burnettown Pl	0.40mi	2/2.0	1,132 (-5%)	7mo	$379,900	$336	67
2457 Fosgate Pl	0.69mi	2/2.0	1,132 (-5%)	6mo	$263,000	$232	54

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-26,101
• Equity at exit: $38,752

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $4,970
• Equity at exit: $22,471

Cash invested: $72,772 (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: 550
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$344 /mo · $4,124/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $213

Break-even live

Break-even rent $2,297

Max offer price $259,900

Occupancy floor 87%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	21d	1	0.74mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	21d	1	0.91mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	21d	1	0.91mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.97mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	21d	1	1.05mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	21d	1	1.19mi
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	21d	1	1.24mi
445 Corbett Dr The Villages, FL	2.0	2.0	1100	$2,700	$2.45	21d	1	1.40mi

Listing history 18 events

1. 2026-06-19
   days on market $259,900 Active 56 DOM
2. 2026-06-18
   days on market $259,900 Active 55 DOM
3. 2026-06-17
   days on market $259,900 Active 54 DOM
4. 2026-06-16
   days on market $259,900 Active 53 DOM
5. 2026-06-15
   days on market $259,900 Active 52 DOM
6. 2026-06-14
   days on market $259,900 Active 50 DOM
7. 2026-06-13
   statusdays on market $259,900 Active 49 DOM
8. 2026-05-24
   status Pending
9. 2026-05-11
   price $259,900
10. 2026-04-07
    listed $265,500 Active
11. 2022-07-21
    soldstatus $335,000
12. 2022-07-06
    soldstatus $335,000 Closed 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

13. 2022-05-29
    status Pending 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

14. 2022-05-18
    price $339,900 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

15. 2022-05-16
    price $399,900 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

16. 2022-05-16
    status Active 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

17. 2022-05-13
    status Pending 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

18. 2022-05-10
    listed $340,000 Active 1578-char remark

    Show marketing remark (1578 chars)

    Wow what a rare find! 2/2 Amelia Courtyard home in Adriana Villas. Located in the Village of Hemingway. GOLF CART STAYS, FURNITURE ON THE PATIO STAYS. A/C 2021 and ROOF 2013. So many updates that need to be mentioned about this home. Starting with the Fabulous Climate Controlled Enclosed Lanai WITH NEWER FURNITURE over looking the large yard. Kitchen with Beautiful Granite Counter Tops paired with Light cabinets, Eating area and Pantry Closet. Living area and both bedrooms have SHINNING laminate flooring (no Carpet) Newer Light Fixtures and Ceiling fans. Vaulted ceilings make the home feel spacious and airy. (no popcorn on ceiling). Both bedrooms have their own private bathroom which is convenient when over night guest are visiting. Master bedroom roomy enough for a King size bed, dresser, chest and 2 night stands. Just installed in February 2022 a Beautiful Hard Surface Surround SHOWER with Beautiful Glass Shower door. Low maintenance yard with no Grass. Very tasteful landscaping in the front and back yard. Sunshade on back of home. Painted outdoor back patio, side patio and front door surface. Front door with Glass Door and pull up Screen. Garage has room for a car and a cart. Newer Washer and Dryer, built in cabinet. Newer Air Conditioner installed June 2021. Close to community pool, Havana County Club/Restaurant, Colony Recreation center, Pickle Ball, Workout room, shopping and several restaurants. Come take a look Today!! Remaining CDD balance $8711, Yearly bond $911, Yearly Maintenance $316.0, Yearly Fire Dept $124, Monthly Amenity fee $179.00

ⓘ 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: $4,124 · $344/mo
• Projected year-2 tax: $4,124 · $344/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 ≥108°F today · 23 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: $30,803
• − Mortgage interest: −$14,558
• − Property taxes: −$4,124
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$7,561
• Taxable loss: −$1,668
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $2,956/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

-23.6% since first listed

11 events — show timeline

• 2026-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $265,500 Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Sold (Public Records) $335,000 Public Records
• 2022-07-06 Sold (MLS) $335,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-18 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-16 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-10 Listed $340,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $4,124 · -0.4% YoY. Source: county tax records.