Guide to Selling Your Home in The Villages, Florida
A Local Expert’s Roadmap for a Smooth, Profitable Sale
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Understanding The Villages Market
- Overview of current market trends
- Seasonal patterns unique to The Villages (snowbird season, summer slowdowns)
- How demand varies by village, home series, and proximity to squares or amenities
- Why pricing strategy matters more here than in typical Florida markets
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A Brief History of The Villages
- Origins of the community and its rapid expansion
- The evolution of the five main regions:
- Spanish Springs
- Lake Sumter Landing
- Brownwood Paddock Square
- Sawgrass Grove
- Eastport
- How the community’s growth influences home values
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The Lifestyle Buyers Are Looking For
- Recreation centers, golf, pools, clubs, and entertainment
- Why lifestyle marketing is essential when selling a Villages home
- Highlighting nearby amenities to increase perceived value
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Types of Homes in The Villages
- Courtyard Villas
- Patio Villas
- Ranch Homes
- Cottage Homes
- Verandas
- Premier Homes
- Manufactured Homes (Historic Side)
- Typical buyer profiles
- What features matter most (bond balance, roof age, HVAC age, lanai type, etc.)
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Understanding CDDs, Bonds & Assessments
- What a Community Development District (CDD) is
- Difference between Bond and Maintenance Assessment
- How bond payoff affects marketability
- How to explain these costs to buyers
- Why transparency is crucial during listing
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Homestead vs. Non-Homestead
- How Florida homestead exemption works
- Impact on property taxes
- What sellers need to know when moving out
- Timing considerations for closing
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Realtor Representation in Florida
- Single Agent Representation
- Transaction Broker (most common in Florida)
- No Brokerage Relationship
- What sellers should expect from each
- Why choosing the right representation matters
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VLS vs. MLS: What Sellers Need to Know
- VLS (Villages Listing Service):
- Exclusive to The Villages
- Used by The Villages Sales Team
- Not syndicated to Zillow/Realtor.com
- MLS (Multiple Listing Service):
- Used by independent Realtors
- Broad online exposure
- More competitive marketing reach
- How sellers benefit from MLS visibility
- Why understanding the difference helps set expectations
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Contract Types: AS-IS vs. FAR/BAR
- AS-IS Contract
- Buyer inspections
- Seller not obligated to make repairs
- Most common in The Villages
- FAR/BAR Standard Contract
- Repair limits
- More obligations for sellers
- Which contract is typically used and why
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Pre-Listing Preparation
- Decluttering and depersonalizing
- Minor repairs that boost value
- Staging tips tailored to Villages buyers
- Importance of curb appeal (golf cart visibility, landscaping, exterior paint)
- Pre-listing inspections (optional but powerful)
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Marketing Your Home
- Professional photography
- Virtual tours
- Drone imagery (especially for golf-front or water-view homes)
- Open houses vs. private showings
- Highlighting lifestyle features, not just the home
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The Listing Process
- Comparative Market Analysis (CMA)
- Pricing strategy
- Listing paperwork
- Showing instructions
- Feedback and adjustments
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The Showing Agreement & Representation Agreement
- What sellers sign and why
- How showings are scheduled
- Safety and security considerations
- What to expect during buyer visits
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The Purchase Contract & Negotiation
- Reviewing offers
- Understanding contingencies
- Negotiating price, terms, and closing timeline
- Handling multiple-offer situations
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From Contract to Closing
- Inspections
- Appraisal
- Title work
- HOA/CDD estoppel
- Final walkthrough
- Closing day expectations
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Moving On
- Utility transfers
- Mail forwarding
- Homestead removal
- Tips for a smooth transition
Breakdown of the major home series:
Include:
Clear explanation of:
