589 Sherwood St · The Villages, FL 32162

$489,000

3 bd · 2.0 ba · 2,219 sqft · SingleFamily public records · 65 Days on market

Built 2004 5,520 sqft lot Est $555k · 12% under $199/mo HOA · 5% 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).

• ARV discount +12.8/15.0
• Cash flow +12.7/30.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You have to see it to believe it! Priced Right, Great Location, Low Bond and Upgrades Galore!! This beautifully upgraded 2,219 sq. ft. Camellia model home offers a perfect blend of style and functionality. The living, dining, and Florida rooms feature rich hardwood flooring, while ceramic tile enhances the kitchen, entryway, bathrooms, laundry, and primary bedroom for durability and easy maintenance. The gourmet kitchen is designed for both everyday living and entertaining, showcasing 42-inch white cabinetry, a slide-in gas range, a Bosch dishwasher, a three-door stainless steel refrigerator, and a built-in microwave. The remodeled, counter-height layout includes bar seating, a porcelain farm sink, and a built-in wine rack, adding both charm and practicality. Throughout the home, crown molding elevates the space with an elegant touch. The Florida room, with its warm hardwood flooring, opens seamlessly to a River Rock patio, creating a wonderful indoor-outdoor retreat. At the front of the home, a sunset awning covers the welcoming porch, offering a perfect spot to unwind and enjoy Florida’s picturesque evenings. Thoughtfully designed with premium finishes, this home is ideal for both relaxation and entertaining. New Air in 2021 , Roof is 7 years old, Hot Water Heater 2013. Low Bond $4,019. Located in the much sought after Village of Winifred, it is just a short golf cart ride to both the Arnold Palmer Country Club and Restaurant, Laurel Manor Regional Recreation Center, as well as shopping, banking and Dr. Ofiices. Make an appointment today and make it yours!!

Key facts

• 5,520 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Irrigation equipment included
• Financial info: Other annual assessment: $1,062; Total annual taxes: $3,743.77; Monthly HOA amount listed as $199; Total annual HOA/fees $2,388 (monthly $199)
• HOA & community: HOA: The Villages; Monthly association fee of $199; Association fee required; Community clubhouse and fitness center; Community pool and playground; Association recreation areas (owned); Community mailbox; Dog park; Golf and golf carts allowed; Irrigation with reclaimed water; Street lights; Deed restrictions; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Underground utilities; Water connected
• Home design: Single-family residence; Residential property; One story; Southwest facing; Entry level: One
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with frame and vinyl siding
• Exterior features: Awning(s); Exterior lighting; Rain gutters; Sliding doors; Sprinkler (metered)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Stone countertops; Thermostat; Tray ceilings; Vaulted ceilings; Walk-in closets; Window treatments; Skylight(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $-56 ($-675/yr) — negative.
• To cash-flow at today's rent, offer at most $479k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (16.6% below list).
• Recommended offer: $408k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 4 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).
• At $4,080/mo this rent would consume 66% of the median local household income ($74k/yr) (locally 987% 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 $15k 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 65 days — a 6% lower offer ($460k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $46k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $421k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $407,951 (16.6% 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 65 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $554,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Kingston Way	0.27mi	3/2.0	2,231 (+0%)	3mo	$420,000	$188	84
629 Hartley Pl	0.07mi	3/2.0	2,071 (-7%)	2mo	$565,000	$273	84
1960 Durham Ln	0.40mi	3/2.0	2,219 (0%)	2mo	$430,000	$194	80
2062 Bonneau Ln	0.49mi	3/2.0	2,290 (+3%)	3mo	$704,000	$307	69
1892 Walden Way	0.21mi	3/2.0	1,918 (-14%)	1mo	$450,000	$235	67
1731 Townsend Ter	0.39mi	3/2.0	2,061 (-7%)	4mo	$516,000	$250	66
2113 Linley Loop	0.59mi	3/2.0	1,967 (-11%)	1mo	$457,000	$232	53
2120 Willow Grove Way	0.53mi	3/2.0	1,927 (-13%)	2mo	$500,000	$259	52
637 Salem Pl	0.62mi	3/2.0	1,915 (-14%)	0mo	$455,000	$238	48
2207 Callaway Dr	0.67mi	3/2.0	1,961 (-12%)	2mo	$695,000	$354	48
2119 Linley Loop	0.60mi	3/2.0	1,893 (-15%)	2mo	$439,000	$232	46
2108 Clarks Hill Way	0.59mi	3/2.0	1,927 (-13%)	7mo	$530,000	$275	45

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: $-79,013
• Equity at exit: $72,911

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-57,487
• Equity at exit: $42,280

Cash invested: $136,920 (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: 10.0×

Monthly cashflow live

• Estimated rent: $4,080 medium
• Mortgage (P&I): −$2,564
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$204
• HOA: −$199
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $-56

Break-even live

Break-even rent $4,151

Max offer price $479,057

Occupancy floor 96%

Sensitivity live

Price	-10% $221	-5% $82	+0% $-56	+5% $-195	+10% $-333
Rent	-10% $-379	-5% $-217	+0% $-56	+5% $105	+10% $266
Rate	-1.0pp $190	-0.5pp $68	base $-56	+0.5pp $-183	+1.0pp $-312

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	0.59mi
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	23d	1	0.64mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	23d	1	1.15mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	23d	1	1.37mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: watergas

Listing history 31 events

1. 2026-06-22
   days on market $489,000 Active 65 DOM
2. 2026-06-19
   days on market $489,000 Active 63 DOM
3. 2026-06-18
   days on market $489,000 Active 62 DOM
4. 2026-06-17
   days on market $489,000 Active 61 DOM
5. 2026-06-16
   days on market $489,000 Active 60 DOM
6. 2026-06-15
   days on market $489,000 Active 59 DOM
7. 2026-06-14
   days on market $489,000 Active 57 DOM
8. 2026-06-13
   pricedays on market $489,000 Active 56 DOM
9. 2026-06-10
   days on market $494,900 Active 54 DOM
10. 2026-06-09
    days on market $494,900 Active 53 DOM
11. 2026-06-08
    days on market $494,900 Active 52 DOM
12. 2026-06-07
    days on market $494,900 Active 51 DOM
13. 2026-06-02
    days on market $494,900 Active 46 DOM
14. 2026-06-01
    days on market $494,900 Active 45 DOM
15. 2026-05-31
    days on market $494,900 Active 44 DOM
16. 2026-05-30
    days on market $494,900 Active 43 DOM
17. 2026-05-24
    price $494,900
18. 2026-05-11
    price $510,000
19. 2026-05-03
    price $530,000
20. 2026-04-17
    listed $535,000 Active
21. 2025-05-02
    soldstatus $421,000
22. 2025-04-24
    soldstatus $421,000 Closed 1595-char remark

    Show marketing remark (1595 chars)

    You have to see it to believe it! Priced Right, Great Location, Low Bond and Upgrades Galore!! This beautifully upgraded 2,219 sq. ft. Camellia model home offers a perfect blend of style and functionality. The living, dining, and Florida rooms feature rich hardwood flooring, while ceramic tile enhances the kitchen, entryway, bathrooms, laundry, and primary bedroom for durability and easy maintenance. The gourmet kitchen is designed for both everyday living and entertaining, showcasing 42-inch white cabinetry, a slide-in gas range, a Bosch dishwasher, a three-door stainless steel refrigerator, and a built-in microwave. The remodeled, counter-height layout includes bar seating, a porcelain farm sink, and a built-in wine rack, adding both charm and practicality. Throughout the home, crown molding elevates the space with an elegant touch. The Florida room, with its warm hardwood flooring, opens seamlessly to a River Rock patio, creating a wonderful indoor-outdoor retreat. At the front of the home, a sunset awning covers the welcoming porch, offering a perfect spot to unwind and enjoy Florida’s picturesque evenings. Thoughtfully designed with premium finishes, this home is ideal for both relaxation and entertaining. New Air in 2021 , Roof is 7 years old, Hot Water Heater 2013. Low Bond $4,019. Located in the much sought after Village of Winifred, it is just a short golf cart ride to both the Arnold Palmer Country Club and Restaurant, Laurel Manor Regional Recreation Center, as well as shopping, banking and Dr. Ofiices. Make an appointment today and make it yours!!

23. 2025-04-09
    status Pending 1595-char remark

    Show marketing remark (1595 chars)

    You have to see it to believe it! Priced Right, Great Location, Low Bond and Upgrades Galore!! This beautifully upgraded 2,219 sq. ft. Camellia model home offers a perfect blend of style and functionality. The living, dining, and Florida rooms feature rich hardwood flooring, while ceramic tile enhances the kitchen, entryway, bathrooms, laundry, and primary bedroom for durability and easy maintenance. The gourmet kitchen is designed for both everyday living and entertaining, showcasing 42-inch white cabinetry, a slide-in gas range, a Bosch dishwasher, a three-door stainless steel refrigerator, and a built-in microwave. The remodeled, counter-height layout includes bar seating, a porcelain farm sink, and a built-in wine rack, adding both charm and practicality. Throughout the home, crown molding elevates the space with an elegant touch. The Florida room, with its warm hardwood flooring, opens seamlessly to a River Rock patio, creating a wonderful indoor-outdoor retreat. At the front of the home, a sunset awning covers the welcoming porch, offering a perfect spot to unwind and enjoy Florida’s picturesque evenings. Thoughtfully designed with premium finishes, this home is ideal for both relaxation and entertaining. New Air in 2021 , Roof is 7 years old, Hot Water Heater 2013. Low Bond $4,019. Located in the much sought after Village of Winifred, it is just a short golf cart ride to both the Arnold Palmer Country Club and Restaurant, Laurel Manor Regional Recreation Center, as well as shopping, banking and Dr. Ofiices. Make an appointment today and make it yours!!

24. 2025-02-20
    listed $440,000 Active 1595-char remark

    Show marketing remark (1595 chars)

    You have to see it to believe it! Priced Right, Great Location, Low Bond and Upgrades Galore!! This beautifully upgraded 2,219 sq. ft. Camellia model home offers a perfect blend of style and functionality. The living, dining, and Florida rooms feature rich hardwood flooring, while ceramic tile enhances the kitchen, entryway, bathrooms, laundry, and primary bedroom for durability and easy maintenance. The gourmet kitchen is designed for both everyday living and entertaining, showcasing 42-inch white cabinetry, a slide-in gas range, a Bosch dishwasher, a three-door stainless steel refrigerator, and a built-in microwave. The remodeled, counter-height layout includes bar seating, a porcelain farm sink, and a built-in wine rack, adding both charm and practicality. Throughout the home, crown molding elevates the space with an elegant touch. The Florida room, with its warm hardwood flooring, opens seamlessly to a River Rock patio, creating a wonderful indoor-outdoor retreat. At the front of the home, a sunset awning covers the welcoming porch, offering a perfect spot to unwind and enjoy Florida’s picturesque evenings. Thoughtfully designed with premium finishes, this home is ideal for both relaxation and entertaining. New Air in 2021 , Roof is 7 years old, Hot Water Heater 2013. Low Bond $4,019. Located in the much sought after Village of Winifred, it is just a short golf cart ride to both the Arnold Palmer Country Club and Restaurant, Laurel Manor Regional Recreation Center, as well as shopping, banking and Dr. Ofiices. Make an appointment today and make it yours!!

25. 2023-02-27
    soldstatus $450,000
26. 2014-04-04
    soldstatus $235,000
27. 2014-03-31
    soldstatus $235,000 802-char remark

    Show marketing remark (802 chars)

    TERRIFIC CUSTOM CAMILLIA MODEL THAT IS MOVE IN READY! SCREEN ENCLOSED FRONT PORCH GREETS YOU, THEN LEADS TO LEADED GLASS FRONT DOOR AND FOYER. LARGE EAT IN KITCHEN W/ BREAKFAST BAR FEATURES BUILT IN WINE RACK, SOLID SURFACE COUNTERTOPS, 42' CABINETS WITH CROWN MOLDING, DEEP DRAWERS FOR POTS AND PANS PLUS PULL OUTS IN LOWER CABINETS AND PANTRY. 14X19 MASTER BOASTS HIGH CEILINGS, HIS AND HERS CLOSET, DOUBLE SINKS PLUS FABULOUS SOAKING TUB W/ SHOWER ATTACHMENT. GREAT OPEN PLAN INCLUDES EVERYONE IN THE KITCHEN, LIVING ROOM AND DINING AREA PLUS! THERE IS A FAMILY ROOM THAT SPANS THE REAR OF THE HOME! BOTH THE INSIDE LAUNDRY AND THE GARAGE HAVE THEIR OWN UTILITY SINK! EASY ACCESS TO SUMTER LANDING OR SPANISH SPRINGS AND WINIFRED AND LAUREL MANOR RECREATION CENTERS ARE JUST A SHORT WALK OR RIDE AWA

28. 2014-03-28
    soldstatus $235,000 Sold
29. 2013-12-16
    listed $244,900

    Show marketing remark (802 chars)

    TERRIFIC CUSTOM CAMILLIA MODEL THAT IS MOVE IN READY! SCREEN ENCLOSED FRONT PORCH GREETS YOU, THEN LEADS TO LEADED GLASS FRONT DOOR AND FOYER. LARGE EAT IN KITCHEN W/ BREAKFAST BAR FEATURES BUILT IN WINE RACK, SOLID SURFACE COUNTERTOPS, 42' CABINETS WITH CROWN MOLDING, DEEP DRAWERS FOR POTS AND PANS PLUS PULL OUTS IN LOWER CABINETS AND PANTRY. 14X19 MASTER BOASTS HIGH CEILINGS, HIS AND HERS CLOSET, DOUBLE SINKS PLUS FABULOUS SOAKING TUB W/ SHOWER ATTACHMENT. GREAT OPEN PLAN INCLUDES EVERYONE IN THE KITCHEN, LIVING ROOM AND DINING AREA PLUS! THERE IS A FAMILY ROOM THAT SPANS THE REAR OF THE HOME! BOTH THE INSIDE LAUNDRY AND THE GARAGE HAVE THEIR OWN UTILITY SINK! EASY ACCESS TO SUMTER LANDING OR SPANISH SPRINGS AND WINIFRED AND LAUREL MANOR RECREATION CENTERS ARE JUST A SHORT WALK OR RIDE AWA

30. 2013-12-16
    listed $244,900 802-char remark

    Show marketing remark (802 chars)

    TERRIFIC CUSTOM CAMILLIA MODEL THAT IS MOVE IN READY! SCREEN ENCLOSED FRONT PORCH GREETS YOU, THEN LEADS TO LEADED GLASS FRONT DOOR AND FOYER. LARGE EAT IN KITCHEN W/ BREAKFAST BAR FEATURES BUILT IN WINE RACK, SOLID SURFACE COUNTERTOPS, 42' CABINETS WITH CROWN MOLDING, DEEP DRAWERS FOR POTS AND PANS PLUS PULL OUTS IN LOWER CABINETS AND PANTRY. 14X19 MASTER BOASTS HIGH CEILINGS, HIS AND HERS CLOSET, DOUBLE SINKS PLUS FABULOUS SOAKING TUB W/ SHOWER ATTACHMENT. GREAT OPEN PLAN INCLUDES EVERYONE IN THE KITCHEN, LIVING ROOM AND DINING AREA PLUS! THERE IS A FAMILY ROOM THAT SPANS THE REAR OF THE HOME! BOTH THE INSIDE LAUNDRY AND THE GARAGE HAVE THEIR OWN UTILITY SINK! EASY ACCESS TO SUMTER LANDING OR SPANISH SPRINGS AND WINIFRED AND LAUREL MANOR RECREATION CENTERS ARE JUST A SHORT WALK OR RIDE AWA

31. 2008-04-28
    soldstatus $260,000

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $4,059 · $338/mo
• Expected delta: +$315/yr (+$26/mo · 8.4%)

ⓘ 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 3/10 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: $48,954
• − Mortgage interest: −$27,392
• − Property taxes: −$3,744
• − Insurance: −$2,445
• − Repairs & maintenance: −$3,916
• − Management: −$3,916
• − HOA: −$2,388
• − Depreciation: −$14,225
• Taxable loss: −$9,072
• Est. tax savings @ 24.0%: +$2,177
• After-tax cash flow: $1,502/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

+90.3% since first listed

15 events — show timeline

• 2026-05-24 Price Changed $494,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $510,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $530,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $535,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Sold (Public Records) $421,000 Public Records
• 2025-04-24 Sold (MLS) $421,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Listed $440,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Sold (Public Records) $450,000 Public Records
• 2014-04-04 Sold (Public Records) $235,000 Public Records
• 2014-03-31 Sold (MLS) $235,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-28 Sold (MLS) $235,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-16 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2013-12-16 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-28 Sold (Public Records) $260,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,744 · -17.0% YoY. Source: county tax records.