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The Villas of West End in Newberry

The Villas of West End
Homes for Sale in Newberry, FL

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All 154 homes for sale in Newberry, FL · median $390,245 · 147 homes for sale in 32669 · Alachua County homes for sale

Community in Newberry · Alachua County · ZIP 32669
51 homesBuilt 1986–2005Median sale $215K
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Talk to a The Villas of West End Expert

True comps, carrying-cost math, and listings before the portals.

Built fromLive Stellar MLS data4 years of closingsFL DOR public recordsUpdated twice daily

As of October 2026, the Villas of West End in Newberry, FL has 5 homes for sale. Over the 12 months ending 2026-08-02, 3 recorded sales closed at a median of $215,000, $152 per square foot, a median 88 days on market, sellers accepting 93% of original asking (+1% versus the prior year). Homes listed or recently sold were built 1989 - 2017; 11 of 11 report an HOA (median $390/mo); none of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 92 ft). At the median price and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $3,560 ($2,910 with the full homestead exemption).

Part of the West End master-planned community in Newberry, FL — see all West End homes for sale (9 listings across 3 villages and sections in the MLS).

Last 30 days in The Villas of West End: 2 under contract right now, 2 closed sales (median $210,500). As of October 12, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.

Live · The Villas of West End Housing Pulse Stellar MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Price
$215K ▲
Median sold · 12 mo
up 1.2% vs the prior 12 months
+1.2% ▲
1-yr price change
n = 3 and 5 sales in the two windows
$152/sf
Sold $/sqft · 12 mo
peak $182 in 2024
93.5%
Sale vs ask
Alachua median: 93.2%
Tempo
10.0mo
Supply
3 to 6 months is the balanced band
88days
Median DOM · closed
7 days at the 2022 low
0%
Under contract
Alachua: 24% (417 of 1,722)
5 · 0
For sale · pending
live counts, refreshed twice daily
3
Sold · last 12 mo
10-yr average: about 3 a year
Ownership and context
80%
Owner-occupied · The Villas of West End
41 of 51 parcels homesteaded (FL DOR 2025)
20%
Non-owner-occupied · The Villas of West End
incl. 2% trust or LLC-held · 4% out-of-state
25%
Cash buyers · The Villas of West End
1 of 4 sales, 12 mo ending June 2026
51
Homes in the community
51 residential parcels (FL DOR 2025)
Track record · 4 years of records
Est. 1986
Community established
homes built 1986-2005, median 1989 (FL DOR 2025)
1,406sqft
Median sold home size
12-mo windows, closed sales
5.9%/yr
Turnover rate
about 3 of 51 homes trade a year
The Villas of West End Housing Pulse · Momentum Research · as of August 2, 2026

The Villas of West End right now

🟢 Buyer-leaning market. 10.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (5 active and pending listings, 3 closed sales in 12 months).

🟡 Still climbing. The trailing-12-month median ($215K) is up 1.2% from the prior 12 months ($212K). With about 3 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 (3 and 5 sales in the two windows).

Jump to: Price history & scorecard · Homes for sale · Schools · FAQ

By , Co-Founder, Momentum Realty · Updated October 20, 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

The Villas of West End market snapshot (as of August 2, 2026): the median sale price is about $215K ($152 per sq ft over the trailing 12 months of closed sales), a median 88 days on market for closed sales, and 10.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).

In ZIP 32669 (Newberry), 217 homes closed in the last 12 months at a median of $321K ($173/sq ft), down 2.6% year over year, with a median 92 days on market. Right now 59 active and 19 pending listings put supply at about 3.4 months - a balanced market. See the live ZIP 32669 housing market and the Alachua County market.

Flood zones in The Villas of West End: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov.

The Villas of West End is a community of 51 homes in Newberry, Alachua County, built between 1986 and 2005 (median 1989), with a median living area of about 1,406 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

Homes For Sale Right Now in The Villas of West End

Live MLS inventory for The Villas of West End. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.

12604 NW 11 PLACE home for sale in The Villas of West End Homes for Sale: 5 Homes, Median $215KActive · 33 daysTop listing
$314,900
3 bd · 2 ba · 1,712 sqft · built 2016
12604 NW 11 PLACE, Newberry, 32669
Listed by GLANZER REALTY, LLC
824 NW 124TH DRIVE home for sale in The Villas of West End Homes for Sale: 5 Homes, Median $215KPending · 112 days
$234,900
2 bd · 2 ba · 1,555 sqft · built 1989
824 NW 124TH DRIVE, Newberry, 32669
Listed by LPT REALTY, LLC
1013 NW 124TH DRIVE home for sale in The Villas of West End Homes for Sale: 5 Homes, Median $215KPending · 56 days
$220,000
3 bd · 2 ba · 1,406 sqft · built 1989
1013 NW 124TH DRIVE, Newberry, 32669
Listed by KELLER WILLIAMS GAINESVILLE REALTY PARTNERS

Active and pending The Villas of West End listings as of 2026-10-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2026. Tap any home to ask about it.

Interactive Map

The Villas of West End on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.

Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.

Community & Amenities

Life at The Villas of West End

Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.

Schools

In short
  • Alachua County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Meadowbrook Elementary School-AL · Elementary
  • Fort Clarke Middle School-AL · Middle
  • F. W. Buchholz High School-AL · High

Zoned schools reflect the assignments reported on recent The Villas of West End listings and can change; always confirm with Alachua County Public Schools for a specific address.

Buying with schools in mind? We can confirm the exact zoned schools for any The Villas of West End address.

Shop the zone: Homes zoned for F. W. Buchholz High School-Al

Recent Developments in The Villas Of West End

Development, infrastructure, retail, and school activity affecting The Villas Of West End, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.

Dev Momentum61/100 · Active
  1. April 2026
    Development

    Gainesville board approves 248-unit apartment project in northwest Gainesville

    The Gainesville Development Review Board approved a 248-unit multifamily project in northwest Gainesville, planned as four four-story buildings with a clubhouse and amenities, with construction expected to run about 22 months.

    What it may mean for the marketA new apartment community of this size adds rental housing to northwest Gainesville, a factor that can influence demand and pricing for nearby communities. The site is about 3 miles northwest of The Villas Of West End.

    Source: WCJB
  2. April 2026
    Development

    Newberry Ridge development of up to 1,250 homes advances east of Champions Park

    Newberry Ridge, a roughly 225 acre project planned for up to 1,250 homes east of Champions Park in Newberry, cleared a land use amendment step and moved toward further Planning and Zoning, City Commission, and state review.

    What it may mean for the marketA large planned community of this scale adds significant future housing on the west side of Alachua County, a factor that can influence demand and pricing for nearby communities. The project is about 13 miles west of The Villas Of West End, elsewhere in Alachua County.

    Source: Mainstreet Daily News
  3. April 2026
    Development

    Sandia West development of about 500 homes advances near Champions Park in Newberry

    Sandia West, a roughly 160 acre residential development planned for about 500 homes near Champions Park on the northeast side of Newberry, won Planning and Zoning Board approval and moved toward City Commission and state review.

    What it may mean for the marketA large new residential development in Newberry adds future housing supply on the west side of Alachua County, the kind of growth that can shape demand for nearby communities. The project is about 14 miles west of The Villas Of West End, elsewhere in Alachua County.

    Source: Mainstreet Daily News
  4. December 2025
    Retail & Dining

    Amrit Palace Indian restaurant to open on Southwest 34th Street in Gainesville

    Amrit Palace, an Indian restaurant expanding from Ocala, is planned to open at 3105 Southwest 34th Street in Gainesville, adding a dining option along the 34th Street corridor near Archer Road.

    What it may mean for the marketA new restaurant on the 34th Street corridor adds to the dining and retail mix that shapes daily convenience for nearby Gainesville communities. The site is about 2 miles southwest of The Villas Of West End.

    Source: 352today
  5. May 2025
    Development

    Archer Place luxury condo and retail project breaks ground at Archer Road and 34th Street in Gainesville

    Archer Place, a mixed-use development at the corner of Archer Road and Southwest 34th Street near Butler Plaza in Gainesville, broke ground with plans for 92 residential units including penthouses and workforce apartments, ground-floor retail, and a roughly 6,000 square foot restaurant, with completion targeted for late 2026.

    What it may mean for the marketA new mixed-use condo and retail project on the Archer Road corridor adds housing and commercial space near Butler Plaza, the kind of activity that can shape demand for nearby Gainesville communities. The site is about 2 miles southwest of The Villas Of West End.

    Source: Mainstreet Daily News

Development alerts for The Villas Of West EndGet a short monthly email when something new is approved, funded, or opens near The Villas Of West End.

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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.

The Strategy

The The Villas of West End buying strategy.

If we were buying in The Villas of West End today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 The Villas of West End.

The Deep Dive

A closer look at the The Villas of West End market

At a median of $152 per square foot, The Villas of West End prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.

Inventory runs at 10.0 months of supply, a buyer-leaning market and the trailing-12-month median up 1% year over year. Homes that do trade take a median 88 days on market, useful leverage on any listing that has lingered.

The housing stock is 51 homes built between 1986 and 2005, and 80% 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 The Villas of West End. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the factors that decide how a home in The Villas of West End buys, holds, and resells. Momentum Research; not an appraisal.

5.0C · Buy Score
Recent Direction6.3/10
Liquidity & Demand0.0/10
Owner Commitment8.0/10
Pricing Power5.7/10

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 4 factors (5.0). Basis: Recent Direction +1.2% year-over-year; Liquidity & Demand 10.0 months of supply; Owner Commitment 80% owner-occupied; Pricing Power 93.5% sale-to-list. Refreshed with each data update.

What it really costs to own in The Villas of West End

The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.

HOA duesMedian $402/month across 10 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study.
Home and flood insuranceThe average Citizens Property Insurance premium in Alachua County is $1,020/yr (714 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 11 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes).
Roof and ageMedian build year 1989 across 10 listings. An original roof here would be about 37 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails.

Email me new listings in The Villas of West End

One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about The Villas of West End

Have a question about the homes, fees, rules or commute here? A Momentum agent who works The Villas of West End will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the The Villas of West End homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in The Villas of West End.
In short
  • HOA dues reported around $402/month (about $4,830/yr) · median of 10 MLS listings, most billed monthly
  • Any club/amenity membership is billed separately

Listings in this community report association dues of about $402 per month ($4,830 a year) - the median AssociationFee across 10 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.

Run Your Numbers

Tools for a The Villas of West End buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxAlachua County millage and the homestead picture.Rent vs buyThe breakeven on owning in The Villas of West End.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed The Villas of West End sales matched to your home.

Selling in The Villas of West End

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in The Villas of West End, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.

What is your The Villas of West End home worth?

Get a no-obligation home value based on real comparable sales in The Villas of West End, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See all homes for sale in Newberry →

Real comps, not an automated estimate.

Recently off market in THE VILLAS OF WEST END

Homes in THE VILLAS OF WEST END that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 4 on record.

THE VILLAS OF WEST END key facts
LocationNewberry, Alachua County, FL · ZIP 32669
Homes in the community51 (FL DOR 2025 assessment roll)
Years built1986–2005 (median 1989)
Typical living area1,406 sq ft (median)
Home types (current listings and sales)single-family 55%, villas 27%, townhouses 18%
Amenities listed by sellersPool, Clubhouse, Tennis Court(s), Deed Restrictions, Association Recreation - Owned, Basketball Court
Sale prices, last 12 months$215,000 median across 3 closed sales · $152 per sq ft · +1.2% vs the prior 12 months
Days on market (closed sales)88 median
For sale right now5 active, 0 pending · median asking $218,500 · 10.0 months of supply
Owner-occupied (homestead) share80%

Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “THE VILLAS OF WEST END key facts,” movewithmomentum.com/neighborhoods/the-villas-of-west-end-newberry, data as of August 2, 2026.

Housing distress & ownership in THE VILLAS OF WEST END, Newberry

Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.

Active inventory in distress
0.0%
0 of 22 listings
Distress share trend - 0.0% now (2026-08-10 → 2026-10-04)

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 October 2026 through October 2026. Deemed reliable but not guaranteed.

Every Home for Sale in The Villas Of West End Newberry Right Now (3)

All 3 active and pending The Villas Of West End Newberry listings with a detail page, newest first, refreshed twice a day from the MLS.

Streets in this community

Street-level pages: every home on record, what sold and what is for sale on each street.

How much local inventory is already under contract

26% of homes for sale in ZIP 32669 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-19).

Frequently Asked Questions

What is the median home price in The Villas of West End?
The median sale price in The Villas of West End was $215K over the 12 months ending August 2, 2026 (3 closed sales, Stellar MLS).
How long do homes in The Villas of West End take to sell?
Homes that closed in the 12 months ending August 2, 2026 took a median 88 days on market (3 sales, Stellar MLS).
Is The Villas of West End a buyer's or seller's market right now?
As of August 2, 2026, The Villas of West End leans toward buyers: 10.0 months of supply at the current sales pace (Stellar MLS live counts).
How many homes are in The Villas of West End?
The Florida DOR 2025 assessment roll shows 51 homes in The Villas of West End (public records).
What share of The Villas of West End is owner-occupied?
80% of The Villas of West End parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in The Villas of West End built?
Homes in The Villas of West End were built between 1986 and 2005, with a median year built of 1989 (FL DOR 2025 roll).
Do cash buyers compete in The Villas of West End?
Cash buyers took 25% of The Villas of West End sales in the 12 months ending June 2026 (1 of 4 closings, Stellar MLS).
Who is the best real estate agent for The Villas of West End?
The best agent for The Villas of West End is one who actively works Newberry and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for The Villas of West End.
How do I find a top Newberry real estate agent who knows The Villas of West End?
Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows The Villas of West End and the wider Newberry area.
Can Momentum Realty connect me with an agent for The Villas of West End?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your The Villas of West End purchase or sale - no call center and no pressure.
Where is The Villas of West End, and what county is it in?
The Villas of West End is in Newberry, Alachua County, FL, ZIP 32669.
Is The Villas of West End in a flood zone?
No, for the homes we can see: all 11 homes we sampled in The Villas of West End sit outside a FEMA Special Flood Hazard Area (Zone X), where a lender does not require flood insurance. Flood zones are drawn parcel by parcel, so check the exact address on FEMA's flood map before you close; the flood section on this page shows the community's mix.

Data sources & freshness

Live listingsStellar MLS, refreshed twice daily (last: October 19, 2026)
Community market statsStellar MLS closed sales, 12-month windows ending August 2, 2026
Housing stock & ownershipFlorida DOR assessment roll (community parcel extract)
Under-contract sharesStellar MLS records, as of 2026-08-01
Historical depthClosed-sale records back to 2022 (17 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 local comps.

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More on The Villas of West End

Nearby Communities

Explore more neighborhoods near The Villas of West End with Momentum Realty’s local guides.

Patio Homes Of West End0.1 mi away · 87 homes, built 1988–18, 1 for saleTara West End0.1 mi away · 25 homes, built 2020–22WEWest End0.4 mi awayFairway Pointe At West End0.4 mi away · median $389K, 11 sales/12 moBuchanan Trails0.4 mi away · median $434K, 45 sales/12 moSouth Pointe Gainesville0.5 mi away · median $335K, 4 sales/12 moArbor Greens0.6 mi away · median $496K, 11 sales/12 mo

Browse all neighborhood guides →

Thinking of selling in THE VILLAS OF WEST END? 3 recorded closings; median 88 days on market (window ending 2026-08-02). See the Alachua County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.
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