731 CORTEZ AVENUE, THE VILLAGES, FL 32159
- No CDD assessment on record
- FEMA Zone X — flood insurance generally not federally required
- Built 1990 · 36 yrs
- 1,336 sq ft of living area
- $198/sq ft — compared with the displayed median of $230 from recent nearby sales
- Listed at $265,000 — recent neighborhood median sale price ~$364,000 (nearby sales; deemed reliable, not an appraisal)
- 103 days on market
- HOA ~$50/mo (estimate; confirm)
This listing is shown at $265,000, with 2 bedrooms and 2 bathrooms, and 1,336 square feet. The page displays an estimated monthly payment, FEMA flood-zone information, estimated ownership costs, a source-tagged Momentum Fact Check, and recent comparable-sale data where available. All estimates should be independently verified.
The whole picture, at a glance
Property
Financial
Risk
Market
Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
The numbers, at a glance
Estimated monthly payment
- Principal & interest $1,382/mo 77%
- Taxes $232/mo 13%
- Insurance $136/mo 8%
- HOA $50/mo 3%
Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Momentum Property Score
A rules-based composite of the objective indicators below — each computed from listing facts, public records, and recent nearby sales, not opinion.
How to read it: a higher score means more of these objective measures line up in a buyer’s favor — for example, priced competitively against recent nearby sales, lower carrying costs, or lower flood risk. A lower score means fewer do. It reflects only the indicators below — not the home’s quality, condition, or desirability, and nothing about who should live there.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
The home
- Year built1990
- Per public record.
- Property typeSingle Family Residence
- Per the listing.
Costs
- HOA$50/mo
- Disclosure — confirm exact dues and inclusions.
- CDD assessmentNone on record
- Estimate/disclosure — confirm the parcel's actual CDD with the county.
- Est. first-year tax~$2,782/yr
- Opinion/estimate at typical county millage — your assessed bill will differ. Do not rely on this.
Site & risk
- FEMA flood zoneZone X · minimal hazard (FEMA)
- From the FEMA flood map; verify the parcel.
- Ground elevation~20 ft
- Approximate parcel elevation (USGS).
- WindstormLow
- Coastal exposure varies; obtain an insurer quote.
Please note. Figures such as estimated taxes, insurance, CDD/HOA amounts, payments, and any market or comparable-sales summary are opinions and estimates for general information only, may be inaccurate, are not appraisals or advice, and should not be relied upon. Verify everything independently before making any decision.
Provided via the Stellar MLS Internet Data Exchange, as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.Pricing & market trend in THE VILLAGES
How this home's list $/sq ft compares with recent nearby closed sales, and how prices in the community have moved. Public-record reference only — not an appraisal or a statement of value.
This home's $/sq ft vs. nearby sales
The Messtimate: $269,872 – $344,688
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
Actual list price: $265,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 28% spread on the same house — and that gap is exactly what an automated guess can't see:
- Condition & updates — a renovated kitchen, new roof, or older interior finishes can swing value six figures. Sq ft can't see it.
- The lot — a premium waterfront, conservation, or cul-de-sac lot vs. a road-facing one: same sq ft, very different price.
- Outliers skew it — one flip or one distressed sale in the comps drags the whole $/sq ft up or down.
- Layout & beds/baths — two homes at 2,000 sq ft with 3/2 vs. 4/3 don't sell for the same number.
- Views & orientation — golf, water, or preserve views aren't in the square footage.
- Upgrades & systems — solar, pool, impact windows, new HVAC: real money, invisible to a calculator.
- Unpermitted or mismeasured sq ft — public records are often wrong, and unpermitted additions don't count.
- Carrying costs — CDD bonds, HOA dues, and flood-zone insurance change what a buyer will actually pay.
- Timing & concessions — the market moves monthly, and seller-paid rate buydowns hide the true price.
- School zoning & micro-location — one street over can mean a different school, and a different price.
And here's what the live market is doing — which the number above ignores entirely:
- This home: 103 days on market vs. a ~53-day neighborhood median
- 48 active listings competing in THE VILLAGES
- 14 under contract now
- 23% of for-sale inventory is currently under contract (under contract + pending, as a share of all for-sale inventory)
- ≈576.0 months of supply (one market-context metric; should not be used alone)
- Homes here sell at about 95.5% of list price
- 1 closed here in the last 12 months
For reference, this home is listed at $265,000 ($198/sq ft) — a number set with analysis a Messtimate can't do.
Selling your own home? Try the Messtimate on your address →
Methodology: 1,336 sq ft × $202–$258/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated July 8, 2026.
THE VILLAGES market analysis
Local market conditions - current inventory and, where available, recent trends. Reference only, not a forecast or valuation. Source: realMLS (Northeast Florida Multiple Listing Service).
Current area inventory and velocity from live MLS counts. Reference only, not a forecast or valuation.
Median sale price
Median $/sq ft
Median days on market
Homes sold per month
This home’s history
- 1990BuiltPer public record
- NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Every number, sourced
We separate what is listing data, what comes from public records, what we calculate or estimate, and what a buyer should verify. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
Public records & third-party data
Calculated estimates
Buyer should verify Buyer verify
Estimate a monthly payment
A tool to estimate a monthly payment. All values are editable estimates, not a loan offer or a statement about this property. Property tax, insurance, CDD, and HOA figures are approximations — verify each independently.
Down payment $53,000 · Loan $212,000. Estimate only — not a loan offer. We'll connect you with a local lender for an exact quote.
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Approximate parcel elevation from USGS. Run --online for a live reading.
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Recent sales activity in THE VILLAGES
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the THE VILLAGES neighborhood guide for more.
Recent nearby closings in the data set.
Median closed price of the comparable set. Reference only.
Median $/sq ft of the comparable set. Reference only.
List price divided by living area. Provided as data, not a value judgment.
Go deeper on THE VILLAGES
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Assigned schools
Schools currently assigned to this address in Lake County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
See schools in the THE VILLAGES guide → · Browse school-zone pages →
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Median of the set: $230/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
Similar homes for sale near THE VILLAGES
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Buyer research checklist
A neutral list of items to confirm for any home. This is general guidance, not advice about this specific property.
- Confirm roof age and condition during inspection.
- Confirm HVAC age and condition during inspection.
- Request current HOA documents before relying on dues or restrictions.
- Obtain an insurance quote for this specific property.
- Confirm school zoning directly with the district.
- Order a survey to confirm lot boundaries.
- Review permit history with the county.
- Confirm whether flood insurance is required for this parcel.
- Confirm square footage and room dimensions independently.
- Ask the county how property taxes may change after a sale.
About this home
Description provided by RE/MAX PREMIER REALTY and reproduced from the MLS; not independently verified.
Property details & features
Interior
- Bedrooms2
- Bathrooms2
- Living area1,336 sq ft
Exterior & lot
- TypeSingle Family Residence
Systems
- Year built1990
- Age36 yrs
Listing
- MLS #G5109982
- StatusActive
- Days on market103
Approximate distances
Approximate drive times for general reference only.
Groceries, dining, and parks for this city — see the city guide.
Schools, taxes, and services are county-administered — see the county guide.
View →Amenities and HOA/CDD detail on the neighborhood guide.
View →Internet & broadband
AT&T Fiber covers much of NE Florida. Run --online or confirm at the address.
Xfinity/Spectrum cable broadband is widely available.
T-Mobile / Verizon fixed-wireless as a backup option.
Price & listing history
Building permits
Frequently asked questions
Why might my property taxes differ from the current owner's?
Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment can be re-set after a sale. As a result a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Where does the flood-zone information come from?
The flood designation shown (Zone X) comes from the FEMA flood map and is provided for general information. Confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
See 731 CORTEZ AVENUE in person
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Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Stellar MLS Internet Data Exchange, as distributed by MLS GRID. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: Stellar MLS, as distributed by MLS GRID. Listings courtesy of Stellar MLS as distributed by MLS GRID. All rights reserved.
Listing data is deemed reliable but is not guaranteed and is subject to change or withdrawal without notice. Square footage and lot size are approximate. Real estate brokerage services provided by Momentum Realty, licensed in Florida and Georgia. © 2026 Move With Momentum LLC.