1134 Salido Ave · The Villages, FL 32159

$385,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 67 Days on market

Built 1999 6,300 sqft lot Est $376k · at est. $204/mo HOA · 6% 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 +10.5/30.0
• ARV discount +6.5/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DREAM WITH YOUR EYES OPEN! Tucked away on a quiet street in the VILLAGE OF SANTO DOMINGO, you will find this 3 BR/2 BA/2 Car Garage JASMINE (formerly SARATOGA III) Designer with NO HOMES BEHIND and NO BOND! This hidden gem has a very private backyard that borders on BELOVEDS FARM. As you may know, affordable REAR PRIVACY is a coveted feature in The Villages. So hurry on over to check out this treasure trove of a home! For starters, the CURB APPEAL has recently been refreshed with new colorful plants & fresh mulch. One will certainly recognize the newer ARCHITECTURAL SHINGLE HIP ROOF (2019) which complements the exterior colors of the home beautifully. There is also a decorative screen enclosure at the entrance of the covered front porch which allows for cross ventilation of the home during the balmy Florida winter weather. Once inside the FOYER, let your mind wander and imagine the possibilities of how you can make this YOUR DREAM HOME in The Villages! The KITCHEN, located to the right off of the foyer, is quite spacious, has plenty of wood cabinet storage, large countertop workspace, and an eat-in breakfast nook with a large bay window. NATURAL LIGHT abounds in the mornings because of the front EASTERN EXPOSURE. It is the perfect place to read the newspaper, enjoy your morning coffee, and watch your friendly neighbors out “walking the block”. When exploring the guest wing of the home, located to the left off of the foyer, you will find BR #3 (the front BR) has a closet and a large window for natural light. The GUEST BATHROOM has a tub/shower combo and is situated between the two guest BRs. BR # 2 (the rear bedroom) has a closet & a large window view of the private backyard. Walking back to the main living area of the home, you will find a spacious, combo LIVING/DINING ROOM area with VAULTED CEILINGS with SLIDING GLASS DOORS leading to ENCLOSED LANAI. There is a small CONCRETE PATIO adjacent to the lanai which has a wooden trellis adorned with fragrant flowers. This could be your OUTDOOR HAVEN for daily enjoyment and relaxation. Moving back inside of this OPEN CONCEPT SPLIT FLOOR PLAN, the large MASTER SUITE has a nice sized WALK-IN CLOSET & an ENSUITE MASTER BATH with dual sinks/vanities, comfort height toilet, & a TILED WALK-IN SHOWER. The INTERIOR LAUNDRY is located off of the MASTER BATH and has an exterior exit to the garage. Other perks include: attic pull down stairs & workbench in garage, HVAC (2018), security system, and a location close to everyday conveniences near US Hwy 441/27 corridor. The unmatched VILLAGES LIFESTYLE can be found at nearby Savannah Regional Rec Center (RRC), El Santiago Village Rec Center (VRC) & Glenview Champions Golf, Tennis, & Country Club. And, don’t forget there is FREE nightly entertainment at Spanish Springs & Lake Sumter Landing town squares! Quick close possible! Now is the perfect time to purchase your “slice of paradise” in The Villages. Call for your private showing today!

Key facts

• Added privacy
• Enclosed lanai
• 6,300 sq ft lot

Tags

• ENCLOSED LANAI
• NO HOMES DIRECTLY BEHIND
• ADDED PRIVACY
• CONVENIENT ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (17.9% below list).
• Recommended offer: $316k (17.9% below list) — sets the bar for 1% rule.

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 fast (+4.0%/yr); 576 active listings in the ZIP; 20 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).
• At $3,159/mo this rent would consume 65% of the median local household income ($59k/yr) (locally 1047% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 67 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $255k; list at $385k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,929 (17.9% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $376,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Salido Ave	0.00mi	3/2.0	1,542 (0%)	1mo	$360,000	$233	100
1110 Salido Ave	0.14mi	3/2.0	1,483 (-4%)	3mo	$435,000	$293	84
2016 Claudio Ln	0.29mi	3/2.0	1,527 (-1%)	3mo	$310,000	$203	83
2125 Zaragoza Pl	0.35mi	3/2.0	1,494 (-3%)	1mo	$370,000	$248	78
1148 Chaparral Dr	0.22mi	3/2.0	1,392 (-10%)	0mo	$465,000	$334	73
2412 Merida Cir	0.58mi	3/2.0	1,527 (-1%)	2mo	$282,500	$185	69
2027 Cipriano Pl	0.29mi	3/2.0	1,392 (-10%)	3mo	$306,000	$220	68
2005 Claudio Ln	0.35mi	2/2.0 (-1)	1,389 (-10%)	0mo	$317,000	$228	62
1903 Antonia Pl	0.64mi	3/2.0	1,464 (-5%)	0mo	$380,000	$260	61
2052 Palo Alto Ave	0.47mi	3/2.0	1,687 (+9%)	3mo	$500,000	$296	60
1504 Avila Pl	0.69mi	3/2.0	1,452 (-6%)	1mo	$355,000	$244	58
1505 Alcaraz Pl	0.74mi	3/2.0	1,634 (+6%)	2mo	$384,000	$235	53

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-71,521
• Equity at exit: $57,405

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-64,254
• Equity at exit: $33,288

Cash invested: $107,800 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,159 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$309 /mo · $3,706/yr
• Insurance: −$160
• HOA: −$204
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-196

Break-even live

Break-even rent $3,408

Max offer price $350,304

Occupancy floor —

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	0.24mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	0.25mi
2137 Gerardo Ave Lady Lake, FL	3.0	2.0	1940	$5,600	$2.89	21d	1	0.40mi
2002 Salinas Ave Lady Lake, FL	3.0	2.0	1642	$5,500	$3.35	21d	1	0.67mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	21d	1	0.68mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	0.86mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	21d	1	1.14mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.15mi
1522 Yucatan Way Unit 1525265P Lady Lake, FL	2.0	2.0	1732	$1,829	$1.06	21d	1	1.19mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	21d	1	1.21mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.24mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	21d	1	1.29mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.34mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.36mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.44mi
613 Enconto St Unit 1525268P The Villages, FL	2.0	2.0	1097	$1,788	$1.63	21d	1	1.45mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	21d	1	1.47mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.47mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.47mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	1.50mi

HOA detail

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

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-03-09
   price $385,000
3. 2026-02-19
   listed $400,000 Active
4. 2020-07-31
   soldstatus $255,000 Sold 3046-char remark

   Show marketing remark (3046 chars)

   DREAM WITH YOUR EYES OPEN! Tucked away on a quiet street in the VILLAGE OF SANTO DOMINGO, you will find this 3 BR/2 BA/2 Car Garage JASMINE (formerly SARATOGA III) Designer with NO HOMES BEHIND and NO BOND! This hidden gem has a very private backyard that borders on BELOVEDS FARM. As you may know, affordable REAR PRIVACY is a coveted feature in The Villages. So hurry on over to check out this treasure trove of a home! For starters, the CURB APPEAL has recently been refreshed with new colorful plants & fresh mulch. One will certainly recognize the newer ARCHITECTURAL SHINGLE HIP ROOF (2019) which complements the exterior colors of the home beautifully. There is also a decorative screen enclosure at the entrance of the covered front porch which allows for cross ventilation of the home during the balmy Florida winter weather. Once inside the FOYER, let your mind wander and imagine the possibilities of how you can make this YOUR DREAM HOME in The Villages! The KITCHEN, located to the right off of the foyer, is quite spacious, has plenty of wood cabinet storage, large countertop workspace, and an eat-in breakfast nook with a large bay window. NATURAL LIGHT abounds in the mornings because of the front EASTERN EXPOSURE. It is the perfect place to read the newspaper, enjoy your morning coffee, and watch your friendly neighbors out “walking the block”. When exploring the guest wing of the home, located to the left off of the foyer, you will find BR #3 (the front BR) has a closet and a large window for natural light. The GUEST BATHROOM has a tub/shower combo and is situated between the two guest BRs. BR # 2 (the rear bedroom) has a closet & a large window view of the private backyard. Walking back to the main living area of the home, you will find a spacious, combo LIVING/DINING ROOM area with VAULTED CEILINGS with SLIDING GLASS DOORS leading to ENCLOSED LANAI. There is a small CONCRETE PATIO adjacent to the lanai which has a wooden trellis adorned with fragrant flowers. This could be your OUTDOOR HAVEN for daily enjoyment and relaxation. Moving back inside of this OPEN CONCEPT SPLIT FLOOR PLAN, the large MASTER SUITE has a nice sized WALK-IN CLOSET & an ENSUITE MASTER BATH with dual sinks/vanities, comfort height toilet, & a TILED WALK-IN SHOWER. The INTERIOR LAUNDRY is located off of the MASTER BATH and has an exterior exit to the garage. Other perks include: attic pull down stairs & workbench in garage, HVAC (2018), security system, and a location close to everyday conveniences near US Hwy 441/27 corridor. The unmatched VILLAGES LIFESTYLE can be found at nearby Savannah Regional Rec Center (RRC), El Santiago Village Rec Center (VRC) & Glenview Champions Golf, Tennis, & Country Club. And, don’t forget there is FREE nightly entertainment at Spanish Springs & Lake Sumter Landing town squares! Quick close possible! Now is the perfect time to purchase your “slice of paradise” in The Villages. Call for your private showing today!

5. 2020-07-03
   status Pending 3046-char remark

   Show marketing remark (3046 chars)

   DREAM WITH YOUR EYES OPEN! Tucked away on a quiet street in the VILLAGE OF SANTO DOMINGO, you will find this 3 BR/2 BA/2 Car Garage JASMINE (formerly SARATOGA III) Designer with NO HOMES BEHIND and NO BOND! This hidden gem has a very private backyard that borders on BELOVEDS FARM. As you may know, affordable REAR PRIVACY is a coveted feature in The Villages. So hurry on over to check out this treasure trove of a home! For starters, the CURB APPEAL has recently been refreshed with new colorful plants & fresh mulch. One will certainly recognize the newer ARCHITECTURAL SHINGLE HIP ROOF (2019) which complements the exterior colors of the home beautifully. There is also a decorative screen enclosure at the entrance of the covered front porch which allows for cross ventilation of the home during the balmy Florida winter weather. Once inside the FOYER, let your mind wander and imagine the possibilities of how you can make this YOUR DREAM HOME in The Villages! The KITCHEN, located to the right off of the foyer, is quite spacious, has plenty of wood cabinet storage, large countertop workspace, and an eat-in breakfast nook with a large bay window. NATURAL LIGHT abounds in the mornings because of the front EASTERN EXPOSURE. It is the perfect place to read the newspaper, enjoy your morning coffee, and watch your friendly neighbors out “walking the block”. When exploring the guest wing of the home, located to the left off of the foyer, you will find BR #3 (the front BR) has a closet and a large window for natural light. The GUEST BATHROOM has a tub/shower combo and is situated between the two guest BRs. BR # 2 (the rear bedroom) has a closet & a large window view of the private backyard. Walking back to the main living area of the home, you will find a spacious, combo LIVING/DINING ROOM area with VAULTED CEILINGS with SLIDING GLASS DOORS leading to ENCLOSED LANAI. There is a small CONCRETE PATIO adjacent to the lanai which has a wooden trellis adorned with fragrant flowers. This could be your OUTDOOR HAVEN for daily enjoyment and relaxation. Moving back inside of this OPEN CONCEPT SPLIT FLOOR PLAN, the large MASTER SUITE has a nice sized WALK-IN CLOSET & an ENSUITE MASTER BATH with dual sinks/vanities, comfort height toilet, & a TILED WALK-IN SHOWER. The INTERIOR LAUNDRY is located off of the MASTER BATH and has an exterior exit to the garage. Other perks include: attic pull down stairs & workbench in garage, HVAC (2018), security system, and a location close to everyday conveniences near US Hwy 441/27 corridor. The unmatched VILLAGES LIFESTYLE can be found at nearby Savannah Regional Rec Center (RRC), El Santiago Village Rec Center (VRC) & Glenview Champions Golf, Tennis, & Country Club. And, don’t forget there is FREE nightly entertainment at Spanish Springs & Lake Sumter Landing town squares! Quick close possible! Now is the perfect time to purchase your “slice of paradise” in The Villages. Call for your private showing today!

6. 2020-06-18
   listed $264,900 Active 3046-char remark

   Show marketing remark (3046 chars)

   DREAM WITH YOUR EYES OPEN! Tucked away on a quiet street in the VILLAGE OF SANTO DOMINGO, you will find this 3 BR/2 BA/2 Car Garage JASMINE (formerly SARATOGA III) Designer with NO HOMES BEHIND and NO BOND! This hidden gem has a very private backyard that borders on BELOVEDS FARM. As you may know, affordable REAR PRIVACY is a coveted feature in The Villages. So hurry on over to check out this treasure trove of a home! For starters, the CURB APPEAL has recently been refreshed with new colorful plants & fresh mulch. One will certainly recognize the newer ARCHITECTURAL SHINGLE HIP ROOF (2019) which complements the exterior colors of the home beautifully. There is also a decorative screen enclosure at the entrance of the covered front porch which allows for cross ventilation of the home during the balmy Florida winter weather. Once inside the FOYER, let your mind wander and imagine the possibilities of how you can make this YOUR DREAM HOME in The Villages! The KITCHEN, located to the right off of the foyer, is quite spacious, has plenty of wood cabinet storage, large countertop workspace, and an eat-in breakfast nook with a large bay window. NATURAL LIGHT abounds in the mornings because of the front EASTERN EXPOSURE. It is the perfect place to read the newspaper, enjoy your morning coffee, and watch your friendly neighbors out “walking the block”. When exploring the guest wing of the home, located to the left off of the foyer, you will find BR #3 (the front BR) has a closet and a large window for natural light. The GUEST BATHROOM has a tub/shower combo and is situated between the two guest BRs. BR # 2 (the rear bedroom) has a closet & a large window view of the private backyard. Walking back to the main living area of the home, you will find a spacious, combo LIVING/DINING ROOM area with VAULTED CEILINGS with SLIDING GLASS DOORS leading to ENCLOSED LANAI. There is a small CONCRETE PATIO adjacent to the lanai which has a wooden trellis adorned with fragrant flowers. This could be your OUTDOOR HAVEN for daily enjoyment and relaxation. Moving back inside of this OPEN CONCEPT SPLIT FLOOR PLAN, the large MASTER SUITE has a nice sized WALK-IN CLOSET & an ENSUITE MASTER BATH with dual sinks/vanities, comfort height toilet, & a TILED WALK-IN SHOWER. The INTERIOR LAUNDRY is located off of the MASTER BATH and has an exterior exit to the garage. Other perks include: attic pull down stairs & workbench in garage, HVAC (2018), security system, and a location close to everyday conveniences near US Hwy 441/27 corridor. The unmatched VILLAGES LIFESTYLE can be found at nearby Savannah Regional Rec Center (RRC), El Santiago Village Rec Center (VRC) & Glenview Champions Golf, Tennis, & Country Club. And, don’t forget there is FREE nightly entertainment at Spanish Springs & Lake Sumter Landing town squares! Quick close possible! Now is the perfect time to purchase your “slice of paradise” in The Villages. Call for your private showing today!

ⓘ 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: $3,706 · $309/mo
• Projected year-2 tax: $3,706 · $309/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 · 21 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: $37,911
• − Mortgage interest: −$21,566
• − Property taxes: −$3,706
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,033
• − Management: −$3,033
• − HOA: −$2,448
• − Depreciation: −$11,200
• Taxable loss: −$9,000
• Est. tax savings @ 24.0%: +$2,160
• After-tax cash flow: $-197/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: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+45.3% since first listed

6 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-31 Sold (MLS) $255,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-18 Listed $264,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $3,706 · -3.2% YoY. Source: county tax records.