PRESERVE/WEST VLGS PH 1
Homes for Sale in VENICE, FL
True comps, carrying-cost math, and listings before the portals.
PRESERVE/WEST VLGS PH 1 right now
🔴 Off the recent peak. The trailing-12-month median ($339K) is down 29.4% from the prior 12 months ($480K). With about 7 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Low (8 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
PRESERVE/WEST VLGS PH 1 market snapshot (as of August 2, 2026): the median sale price is about $339K ($220 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. The trailing-12-month median is down 29% from the prior 12 months, computed from record-level Stellar MLS closed sales (8 closings in the current window).
PRESERVE/WEST VLGS PH 1 is a community of 223 homes in VENICE, Sarasota County, built between 2017 and 2021 (median 2019), with a median living area of about 1,769 square feet. 68% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of PRESERVE/WEST VLGS PH 1. Swipe to explore the community.
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PRESERVE/WEST VLGS PH 1Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($339K) IS the median in the snapshot above, and the move from 2025 ($480K) IS the -29.4% one-year change.
Windows contain 2 to 10 sales each (8 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
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.
The Preserve at West Villages Market Scorecard
The Preserve at West Villages is currently a thin data market. Limited supply, a median asking price of n/a.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in PRESERVE/WEST VLGS PH 1, VENICE
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Schools
- Sarasota County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sarasota County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent PRESERVE/WEST VLGS PH 1 listings and can change; always confirm with Sarasota County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any PRESERVE/WEST VLGS PH 1 address.
The PRESERVE/WEST VLGS PH 1 buying strategy.
If we were buying in PRESERVE/WEST VLGS PH 1 today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in PRESERVE/WEST VLGS PH 1.
A closer look at the PRESERVE/WEST VLGS PH 1 market
At a median of $220 per square foot, PRESERVE/WEST VLGS PH 1 prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 29% year over year. Homes that do trade take a median 35 days on market, useful leverage on any listing that has lingered.
The housing stock is 223 homes built between 2017 and 2021, and 68% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in PRESERVE/WEST VLGS PH 1. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in PRESERVE/WEST VLGS PH 1 buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.8). Basis: Recent Direction -29.4% year-over-year; Owner Commitment 68% owner-occupied; Pricing Power 96.4% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- Mandatory HOA - confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a PRESERVE/WEST VLGS PH 1 buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed PRESERVE/WEST VLGS PH 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in PRESERVE/WEST VLGS PH 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your PRESERVE/WEST VLGS PH 1 home worth?
Get a no-obligation home value based on real comparable sales in PRESERVE/WEST VLGS PH 1, 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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Frequently Asked Questions
What is the median home price in PRESERVE/WEST VLGS PH 1?
How long do homes in PRESERVE/WEST VLGS PH 1 take to sell?
How many homes are in PRESERVE/WEST VLGS PH 1?
What share of PRESERVE/WEST VLGS PH 1 is owner-occupied?
When were the homes in PRESERVE/WEST VLGS PH 1 built?
Do cash buyers compete in PRESERVE/WEST VLGS PH 1?
What schools serve PRESERVE/WEST VLGS PH 1?
Who is the best real estate agent for PRESERVE/WEST VLGS PH 1?
How do I find a top VENICE real estate agent who knows PRESERVE/WEST VLGS PH 1?
Can Momentum Realty connect me with an agent for PRESERVE/WEST VLGS PH 1?
Nearby Communities
Explore more neighborhoods near PRESERVE/WEST VLGS PH 1 with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: June 30, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 34293)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2021 (40 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Venice & Sarasota County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Sarasota County or the full Neighborhood Finder.
See how PRESERVE/WEST VLGS PH 1 fits the bigger picture — live prices, inventory, and Momentum Scores: