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We just received our glossy, mail-out VLS real estate market update for 2024 (YTD) and Q4. Similar to MLS you report. Overall DOM to pre-owned VLS was 51 (YTD) increasing to 57 for Q4. The VLS shows new home totals for both closed and pending for 2024 (YTD) as 6,355, but it's not clear how many homes were actually completed in 2024......must be >5,000. They have breakdowns for various sections of TV, but the trend for DOM looks to be increasing by 20% on Q4 vs all of 2024. Even the new construction in Eastport has increased DOM to = 36 in Q4 vs, 22 days of all of 2024. VLS does not list the active listings, price reductions, etc. However, in my village (Richmond) the VLS listings are moving much more slowly recently and the prices down. I guess it's the combined effect of hurricanes, higher interest rates, high home insurance, and difficulty moving properties in the southern areas of TV where amenities are rather minimal. I'd be interested in your take on the VLS data. Did you ever consider becoming an agent with the VLS?

the urologists are going out of business sad no more std to treat

prices are going to crash sad were are the swingers going to go look for the black looffeuers .......

David, love the pacing of the video - a ton of information very quickly delivered and easy to digest. Especially love the new revamped graphs for 2025, thank you so much!

My strategy: wait a bit longer, prices will have to come down, slowly first, and then much faster. Then the excess inventory will shrink, at least by one, because I will buy then, at lower prices. To clarify, I am retiring in 2 years, so I am not in a rush to buy. THNAK YOU very much for the weekly updates. I find them very interesting and always watch them. Thanks

I have been to over 20 open houses in the last month and what I found concerning was that when you talk w/ an agent, that works for The Villages, how hard they push people towards their new homes and make it sound as if buying an older home is not as great an investment. If I were just coming down here and trying to find something and trusted their employees I would buy a new home/ custom build or wait until something was available simply based on what I was told. However I am not a typical buyer. I am an investor that looks almost every day on Zillow AND the villages site and I can clearly see that prices are coming down and that it's a buyers market especially w/ the older homes. There are many homes that in fantastic areas that are developed with many stores/restaurants in place around them that I find are much more attractive b/c of the lush greenery and mature plants vs these new neighborhoods that still look like deserts and will for looong time. I have a stinkin' suspicion that a large percentage of people coming down here to buy are using the villages salespeople vs regular realtor and are being pressed to buy new. If I didn't know better that's what I would do.... I would want to find someone that I felt I could trust to guide me.....that knows the area better than anyone else... be careful who you use to guide you.

Old Farts driving them to the ground plus previous hush problems that are not discussed about the area.

Still no opinion for why all the inventory?

Inflation is killing people who can no longer afford the second home dream. Increased costs for everything for both primary and second homes and everything else in life. I'm guessing if there are over 600 MLS listings there are at least that many in VLS. Both will continue to increase and fewer will be sold. The dream is becoming a nightmare

Has the number of houses up for sale increased over the past 3-4 years due to all the new homes being built? It seems that The Villages keep adding new homes to the list ever day or every few days (on the app).

What value to buyers or sellers does median listing price offer? To me it’s really a useless number but awaiting a reply! TY!!

Would a lot of this new inventory be snowbirds and/or investors selling second homes?

I would like to know the “why’s” of the statistics even if it’s just your speculation. Where are all the sellers going??

Might make more sense to do a deeper dive into the $200k-$600k price bands as they represent +85% of the current resale market and I suspect this is where you will see a bulk of the new home sales as well. It would also be interesting to see some comparisons against the neighboring communities to see if they are seeing similar price, sales, inventory trends. I for one would love to know if people are paying less for more house outside the village, i.e. skipping the lifestyle for more sqft. Last I looked the villages was +$40/sqft from the surrounding areas which is double the per-pandemic level.

Please address the “why’s ”. Why is inventory so high? Why are sales so low? Why aren’t sellers getting the memo and reducing their prices further? Is it a buyers market, or should the buyers beware of such a sell off? Thank you …. Love your channel.

Excellent information ….thank you !

The new Dot scaling is much improved, thank you for this!

Where's the promised "World Class Hospital" ? ? ? 🤡🙄🤡🙄🤡🙄🤡🙄🤡🙄🤡🙄🤡🙄🤡

Thanks David !

Unless you can pay ‘cash’ and decide to go with NO insurance - NO ONE will be able to buy a home ANYWHERE in Florida. So, as a real estate agent - you become a ‘used car salesman’!

Awesome !!! Great reply !!!!

I am in the process of learning as much about the Villages as I Can and deciding on which realtor I will want to use. I have come across your videos a couple of times. I don’t end up watching any of your content as forcing us to watch 2 minutes and 48 seconds of the same intro on every video of yours is a waste of time and you lose total credibility because of the same long into in everyone of your videos :(

Best data analysis out there. Thank you for the update

Hello David. I hear that there are communities in the villages that accept younger clients. What resources would someone like myself, in their 30's, look to to determine if a community accepts someone such as myself.

Great video, ty david

Can you explain the listing on your map that is definitely outside of the Villages boundary...ie east of Lady Lake?

Thank you for the information. This format is much better and easier to understand.

Excellent video David. I like the changes - the new charts are easier to understand, and the condensed version gives useful information very efficiently.

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Of course "inventory is going up" 🙄 It's what happens every year during "Snowbird Season" 🤡

WEP or GPO does not affect me but I’m am glad to see Bipartisan support on this and President Biden signing it into law

Maybe the insurance issue is a huge factor, it is for me. I saw a home in the villages, 500 square feet smaller than mine in Michigan and the insurance is $1,000 a year higher than here. Replacing a roof every 12 years is not necessary. High bond and taxes seem high. These are a couple items holding me back. Had a week stay in October in the Villages and had a great time, we would like to buy there but looks like it's getting a bit expensive.

Hey, it comes down to three things one the price of the units in the monthly maintenance fees HOA all that type of stuff two medical there's really no medical up there for retirees as far as that goes and three the people up there are just nasty the RUclipsrs and other people say oh no but if you go up there and you just even have dinner at a restaurant or lunch at a restaurant around there people aren't Pleasant and we get that from a lot of people that go up there I've heard it a lot of times in a bonus thing is it's just the traffic

lol the same as the pending

Great video. I saw the pending per square foot, what was the sold per square foot?

Thanks David😊

I start every Tuesday morning with your video, great job

Excellent and insightful video as usual. As a long time real estate professional, now in South Florida, who has been through these cycles many times over several decades I have one overall comment as well as some questions to which I’m interested to hear your opinion. First, the talking heads continue to beat the “Low Inventory” drum and I’m simply not seeing that, especially here in South Florida. As for the rapid and record setting increase in your inventory there in TV, in my professional opinion, there are a few major factors, and I’m interested to see if you agree with me. First, since COVID home prices in many areas of the country but especially here in Florida have skyrocketed almost in a straight line, which in my opinion, whether stocks or real estate is difficult to maintain long term. Secondly, many homes were purchased during this high-priced time frame and now those sellers have a difficult decision as to whether they hang on in hopes of breaking even or swallowing the pill and taking a loss. Lastly, The Villages, much like many builders, is in the business of building and selling homes, and have the leverage and deep pockets to do what’s necessary to accomplish that objective, including cutting their prices. From what I’m seeing The Villages is often offering brand new homes for less than a similar home sold for a few years ago which leaves the resale seller behind the 8-ball when it comes to pricing their home. I’m seeing the same thing here in my area where builders are making some amazing offers with discounts in excess of $100K on some homes. Your thoughts? I hope your Christmas was magnificent and wish the very best for you in 2025!

Merry Christmas David! Thanks for all your work keeping us informed. New Years wish is some price softening in 2025. 😉

Thank you David. Do these stats include listings by the Villages real estate, since they're not MLS?

Thank you David 😎👍

Did I miss the sold per square foot slide? I look for that every week. I saw the pending per square foot slide.

Thanks fir the light show!

Your videos are incredibly insightful, and your hard work truly shines through. There are many people who really needs this type of video to help them with their problems.

Suggestion: You might consider adding at the end a short verbal outlook or synopsis on what all the data shows from the previous week. The graphs are great but as a novice I can't always figure out what the trends are.

I love the data! Between VLS and MLS, there is a glut of homes on the market. The market is beginning to cool down considerably. Half of the glut must be due to the overdevelopment of The Villages. I feel that The Villages is more of a lifestyle resort; if there were fewer homes in The Villages, the prices would at least stabilize. My question is, why are people choosing to leave? Is there a problem with the community in general? I'm sure there's a natural turnover that occurs due to folks passing, but there are way too many homes for that to be the sole reason.

A 25% price reduction maybe more reflective of seller wishful thinking than anything else. It seems prices are normalizing although new listings bear watching. Great analysis!

Thanks as always David .It appears the Villages are still holding strong. Ty as always for great data.

Informative as always. Thank you, David.

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