A 1979 freestanding villa condominium community in Venice, where the condo dues, the reserve posture, and the per parcel flood read decide the deal.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Vivienda West is a small Venice community of freestanding one story villas held as a condominium, so the read is different from a single-family subdivision: monthly dues, the association reserve posture, and any pending special assessment matter as much as the four walls, and Florida condominium reserve rules make that diligence essential. The villas date to 1979, so roof age, systems, and insurability drive the renovation math, and the Gulf-side Venice location means flood zone is a per unit question to confirm with FEMA and an insurance quote. The leverage is buying a well run association with funded reserves and reading the condition honestly."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Vivienda West is a community of freestanding one story villa condominiums off Shamrock Boulevard in Venice, in Sarasota County. The villas were built in 1979 and the community is governed by Vivienda West Condominium Association, with a heated community pool and deed restrictions (Vivienda West Condominium Association and Stellar MLS listing records, 2026).
The homes read like single-family villas but are owned as condominium units, which is the key to the buy. Monthly condominium dues cover association responsibilities, and Florida condominium law has reshaped how associations handle reserves and inspections, so the association budget and any special assessment posture are central diligence, not a footnote.
The villas are split-plan two-bedroom layouts with attached garages and enclosed Florida rooms, on slab foundations with shingle roofs (Stellar MLS listing records, 2026). At this age, roof age, systems, and insurability drive value, so the condition read on the specific unit matters more than the Vivienda West name.
The pitch is a quiet, manicured villa community a short drive from the town of Venice and the Gulf beaches. The work is reading the association dues and reserves, confirming the flood zone and insurance for the exact unit, and budgeting roof and systems on a home from 1979.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Vivienda West listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Vivienda West buys, holds, and resells. See the five factors.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
Vivienda West is a small Venice villa condominium community rather than a large amenity complex, centered on freestanding one story villas, a heated community pool, and deed restrictions under the condominium association. The lifestyle is quiet, low maintenance villa living a short drive from the town of Venice and the Gulf beaches. Confirm the current amenities, dues, and rules with the association before you buy.
Vivienda West trades a fee-simple lot for low maintenance villa living a short drive from downtown Venice, the Gulf beaches, and US 41 and I-75 access.
Drive times from Vivienda West. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic and your exact unit. Confirm your real commute at your real departure time.
Explore more neighborhoods near Vivienda West with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Vivienda West is served by Sarasota County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Vivienda West address.
What is actually shaping value at Vivienda West: the post-storm Venice and Sarasota County market, Florida's condominium reserve and inspection reforms, and the per unit flood and insurance picture in Gulf-side Venice. Each item is sourced and linked.
Our read on what is being built around Vivienda West, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Sarasota County posted a strong year-over-year recovery in condo and townhome sales a year after the 2024 storm season, supporting demand for villa condos like these.
State reserve funding rules are reshaping condo association budgets, so reserves and any special assessment are central diligence even for one story villa communities.
Gulf-side Venice means flood zone and insurance are per unit questions, making the FEMA check and a bound quote essential before offering.
Roof age, systems, and insurability drive value on 1979 villas, so the condition read has to be done per home.
Proximity to downtown Venice, the beaches, and US 41 and I-75 access underpins steady owner-occupant demand.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Vivienda West, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
Local Venice market reporting describes rising transaction counts with prices moderating from prior peaks, as buyers gain leverage in the condo and villa segment. Why it matters: Moderating prices and more transactions give villa buyers room to negotiate condition and reserves. Source
The Realtor Association of Sarasota and Manatee reported double-digit year-over-year growth in closed sales across single-family and condo segments in October 2025, a year after Hurricane Milton disrupted the market. Why it matters: The rebound in condo and townhome sales supports demand for villa condominium communities like this one. Source
Florida's SB 4-D building safety reforms continued to phase in, with reserve study and reporting requirements reshaping condominium association budgets statewide. Why it matters: Reserve posture and any special assessment are now central diligence for any condominium buy, including one story villa communities. Source
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
If we were buying in Vivienda West, this is the order of operations we would run, and the one we run for our clients.
Read the condominium budget and reserves first. Dues, the reserve posture, and any pending special assessment set the real carrying cost here, so request the association documents early.
Confirm the flood zone and insurance for the exact unit. This is Gulf-side Venice, so run the FEMA flood zone and a bound insurance quote on the specific address.
Budget roof and systems on a 1979 villa. Roof age and wind mitigation drive the premium at this age, so quote the specific home and read the condition honestly.
Verify the association rules. Confirm pet, leasing, and use restrictions and the estoppel figures with the association before you offer.
Cross-shop nearby Venice villa and condo communities, such as Bird Bay, if you want to compare dues and reserves before you commit.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Vivienda West is a small Venice villa condominium community rather than a large amenity complex, centered on freestanding one story villas, a heated community pool, and deed restrictions under the condominium association. The lifestyle is quiet, low maintenance villa living a short drive from the town of Venice and the Gulf beaches. Confirm the current amenities, dues, and rules with the association before you buy.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Vivienda West today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
An original 1979 villa needing updates, where condition and roof age drive value. The affordable way into the community.
A renovated villa with newer roof and systems in a well funded association, the heart of the resale market here.
A turnkey villa on a preferred greenbelt site with a clean reserve picture, the homes that hold value best.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Vivienda West, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Vivienda West is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.
In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.
4The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.
5A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
Vivienda West is a 1979 villa condominium, so the deal is won or lost on the association reserves, the per unit flood read, and the roof and systems math.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.
In a villa condominium like Vivienda West, the unit's position and the association's health are the part of your money the market protects. Higher, drier units outside the flood zone, and quieter greenbelt or cul-de-sac sites, hold value better than less desirable positions. The villa can be renovated; the flood zone, the location within the community, and the reserve posture cannot be changed by one owner. Read the unit, the flood map, and the association budget first, then price the condition.
Vivienda West is a condominium, so owners pay monthly condominium dues to the association rather than a separate HOA. The association website lists current dues, and Stellar MLS records have shown monthly amounts over time, so confirm the exact current figure and what it covers for the specific unit before you offer.
Condominium dues typically cover association responsibilities such as common areas, the community pool, and shared maintenance, with the exact split between association and owner set by the declaration. Confirm the budget, the reserve posture, and any pending special assessment with the association.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling a Vivienda West villa means pricing to your unit's condition, the association's reserve posture, and the flood read, not to a townwide average. The roof age, the updates, and a clean reserve picture are what set your number and shorten the days on market.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Bird Bay, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Vivienda West matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Median sale prices in Vivienda West year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
Before the list price, the Florida math the portals skip. These are Sarasota County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Sarasota County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Vivienda West is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Vivienda West home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Vivienda West specialist will reach out personally, usually the same day.
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