Market Pulse & What’s Ahead  -  What the Gov. shutdown could do locally

A government shutdown doesn’t immediately cripple real estate markets, but it injects friction, uncertainty - and that’s not a friend to deals. Here’s how it’s rippling through the system in this area:

• Flood insurance risk - Florida is vulnerable here. If NFIP is disrupted, homes in flood zones or with mandatory flood insurance requirements may stall closings in The Villages.
• Loan delays - some buyers in The Villages may use FHA/VA/conventional financing; delays in loan processing will hurt momentum and push some potential buyers to wait.
• More hesitation among buyers from out of state - second-home or snowbird buyers might hit the pause button while Washington drags.
• Sellers under pressure - if inventories rise and demand softens, sellers who are rigid on price or condition might find fewer bites.
• Opportunity for nimble players - buyers with cash or pre-approved financing (not heavily reliant on federal systems) can pounce while competition eases.
• Local commentary confirms: stronger demand for “premium” homes (views, pool, golf course, upgrades) and price resistance on more average homes
• Tips:  
• If you're listing, price more conservatively; expect longer time on market, especially for non-premium homes. 
• If you’re buying, get your financing lined up and be ready for delays. Use contingencies wisely.

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South of CR466 - CR466A  - The Central Villages

​Single Family and Villa homes that were listed, put into pending and sold -  September - in the above location

• For 3BDM single-family homes, September saw 41 new listings with a median asking price of $469,000.
• Buyers were active - 36  went pending around $423,000 median price and 43 homes closed, landing at a median of $440,000  
• Days on market  49 .with a 97percent list to sale ratio

The  highest sale hit $1,575,000, while the lowest came in at $225,000 for September 2025  

On the 2/3BDM  Villa side: 

• 10 newly listed at around $312,000 median price
• 17 went pending at $359,000 median price
• 16 sold, averaging $345,000 median price 
• Days on the market around 48 with a 96 percent list to sale ratio

Villa sales ranged from highest sale at $499,000 while the lowest came in at $279,000 for September 2025

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South of CR466A - 44 - The Villages South

​​​​​​​​​​​Single Family and Villa Homes that were listed, put into pending and sold  - September - in the above location

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      *  For 3BDM single-family homes, September saw 29 new listings with a median asking price of $539,000

         * Buyers were also active - 19 went pending around $520,000 median price and 21 homes closed, landing at a median price of $475,000

         *  Days on market  55 with a 97.2 percent list to sale ratio

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The highest sale hit $1,300,000  while the lowest came in at $322,000 for September 2025

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On the 2/3BDM Villa side:

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       *  8 newly listed at around $327.000 median price

       *  2 went pending at $342,000 median price

       *  3 sold, averaging $295,000 median price

       * Days on the market  35  with a 98.3 percent list to sale ratio

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Villa sales ranged from highest sale of $310,000 while the lowest came in at $250,000 for September, 2025.

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I will be out of the office until Nov. 6th, if you need assistance contact John Starr:  johndstarr@gmail.com   352.661.4895 

 He will be more then happy to assist you.

Until then, I’m Joy Farenden with Worth Clark Realty - helping you find your place in The Villages.