Villa Pass Phase 1
Homes for Sale in Mascotte, FL
True comps, carrying-cost math, and listings before the portals.
Villa Pass Phase 1 is a new-construction pocket in Mascotte, with every home in the FACTS built in 2023 or 2024. When the stock is this uniform and this new, price is driven less by age and more by floor plan, lot, and finish level. The median sits at $427,490, or about $185 per square foot against a median of roughly 2,160 living square feet, so what you pay tracks closely to size and how much builder upgrade a given home carries.
Posture right now favors the patient buyer. Median days on market is just over 115, which is slow, and year-over-year pricing is down 1.3% — a soft, not falling, market. Sellers should price to the current median rather than to what they paid on the way in, and buyers have room to negotiate on time-on-market alone. With only a handful of closings in the window, treat any single comp with care.
Villa Pass Phase 1 right now
🟡 Off the recent peak. The trailing-12-month median ($427K) is down 1.3% from the prior 12 months ($433K). 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 July 13. Confidence: Low (4 and 10 sales in the two windows).
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Updated July 13, 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
Villa Pass Phase 1 market snapshot (as of July 13, 2026): the median sale price is about $427K ($185 per sq ft over the trailing 12 months of closed sales), and a median 117 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Villa Pass Phase 1 is a community of 71 homes in Mascotte, Lake County, built between 2023 and 2024 (median 2024.0), with a median living area of about 2,161 square feet. 42% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is an essentially brand-new community of 71 homes in southern Lake County, where the median list is a 2024-built house of about 2,160 square feet. Just over 40% of homes carry a homestead exemption, a sign the community is still transitioning from initial delivery to owner-occupancy.
Who Villa Pass Phase 1 is best for.
Best for
- Buyers around the mid-$420s who want a nearly new home and are willing to negotiate on a slow-moving listing
- Owner-occupant buyers who value uniform, recent construction and low expected near-term maintenance
- Patient buyers comfortable waiting for the right home in a market where inventory sits over 115 days
Probably not for
- Sellers needing a fast exit, given a median time on market above 115 days
- Buyers counting on quick appreciation, with pricing down 1.3% year over year
- Buyers seeking established character or mature landscaping rather than 2023-2024 new build
The Villa Pass Phase 1 buying strategy.
If we were buying in Villa Pass Phase 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 Villa Pass Phase 1.
A new-build tract still finding its resale footing
The defining feature here is newness. With build years of 2023 and 2024 and a median year built of 2024, there is no deferred-maintenance discount to hunt for and little variation in bones — pricing separation comes from square footage, lot position, and upgrade packages. At about $185 per square foot, the median is legible: bigger and more finished homes sit above it, smaller and more basic ones below, and that spread is condition-driven rather than location-driven within the community.
The slower signals matter. A median of over 115 days on market and a 1.3% year-over-year decline suggest supply is still working through, which is common when a phase is close to delivery and early buyers begin to list. The 42.2% homestead share reinforces that: a meaningful portion of these 71 homes are now primary residences, but the community has not fully seasoned. That combination gives a buyer leverage and gives a seller a clear mandate to price against live comps, not against the original purchase.
The location and the amenities are priced into every listing in Villa Pass Phase 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 Villa Pass Phase 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 (6.0). Basis: Recent Direction -1.3% year-over-year; Owner Commitment 42% owner-occupied; Pricing Power 97.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
New-construction tracts are easy to misread because the homes look alike and the comps are thin — only four closings in the recent window. We separate what a home is actually worth from what a builder's sticker or a hopeful neighbor's list price implies, and we know how to use a 115-day market to a buyer's advantage or to position a seller so a home does not sit. That local read is the whole point of hiring a broker in a market this young.
Villa Pass Phase 1 in 15 seconds.
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 Villa Pass Phase 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 Villa Pass Phase 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villa Pass Phase 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 Villa Pass Phase 1 home worth?
Get a no-obligation home value based on real comparable sales in Villa Pass Phase 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 Villa Pass Phase 1?
How long do homes in Villa Pass Phase 1 take to sell?
How many homes are in Villa Pass Phase 1?
What share of Villa Pass Phase 1 is owner-occupied?
When were the homes in Villa Pass Phase 1 built?
Do cash buyers compete in Villa Pass Phase 1?
Who is the best real estate agent for Villa Pass Phase 1?
How do I find a top Mascotte real estate agent who knows Villa Pass Phase 1?
Can Momentum Realty connect me with an agent for Villa Pass Phase 1?
Should you buy in Villa Pass Phase 1?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 34753)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2025 (14 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.
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