Villages/West Lake
Homes for Sale in The Villages, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 2 closed sales in Villages/West Lake in The Villages, FL since 2025, the most recent in June 2025. Across The Villages as a whole, 13 homes closed in the last 12 months at a median of $360,000, 42 median days on market, with 3 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $5,990 ($5,320 with the full homestead exemption).
Part of Villages, Minneola, FL — see all Villages homes for sale (98 listings across 10 sections in the MLS).
Current MLS coverage for this section of The Villages, in Lake County, does not show any community-specific amenities on file, and no pricing data is attached to the record at this time. That absence is itself information: it means we cannot speak to typical list price, days on market, or condition trends here from current data, and any buyer or seller working this address should expect a comparable-driven pricing approach rather than a published median.
For sellers, that means positioning depends more on recent comparable closings pulled directly from the county and MLS than on any headline number tied to this specific plat. For buyers, it means asking pointed questions about what amenities, if any, actually serve this section, since none are currently identified in the listing data we have.
Nearby homes for sale
No active listings inside Villages/West Lk Un #44 right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
This is a smaller, less-documented section within The Villages footprint in Lake County, where current MLS records do not list community-specific amenities, so buyers should verify what is actually included before assuming golf-cart access, recreation centers, or other typical Villages features apply here.
Stellar MLS sales records identify 15 homes in Villages/West Lake that have changed hands since 2025, built between 2023 and 2024 (median 2023), with a median living area of about 1,559 sq ft and a typical 3-bedroom, 2-bath layout; 93% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Villages/West Lake is best for.
Best for
- A buyer targeting The Villages generally who is willing to verify this section's specific amenity access before committing
- A buyer working with an agent who can pull direct comparable data since no community-level pricing is currently published
- A buyer prioritizing the broader Lake County Villages location over a confirmed amenity list
Probably not for
- A buyer who wants amenities and recreation access fully documented in the listing before touring
- A buyer relying solely on MLS-listed community features to make a decision
- A buyer who wants a published median price point to anchor an offer strategy
The market around Villages/West Lake
Villages/West Lake is too small for its own price trend, so here is the market around it.
In ZIP 34762, 62 homes are on the market and 23% are under contract — a steady corner of The Villages.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
In ZIP 34762 (The Villages), 1,109 homes closed in the last 12 months at a median of $360K ($236/sq ft), down 3.9% year over year, with a median 43 days on market. Right now 7 active and 2 pending listings put supply at about 7.7 months — a balanced market. See the live ZIP 34762 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Villages/West Lake specifically. Momentum Research analysis of MLS records.
The Villages/West Lake buying strategy.
If we were buying in Villages/West Lake 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 Villages/West Lake.
A Villages Address With an Incomplete Amenity Picture
The Villages is known for its scale and its bundled recreation and lifestyle infrastructure, but that reputation is built section by section, and not every plat carries the same amenity package or the same visibility in MLS data. Here, no community amenities are currently identified from active listings, which is not the same as saying none exist, but it does mean we cannot describe them with confidence from what is documented.
Because of that gap, due diligence on this section looks different than it would on a well-documented Villages neighborhood. Buyers should confirm directly, through the developer's amenity authority or a title search, exactly what recreational, club, or common-area access attaches to this specific unit rather than assuming the broader Villages amenity story applies uniformly.
The location and the amenities are priced into every listing in Villages/West Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When MLS data is thin on a specific Villages section, the value of local, verified research goes up, not down. We pull comparable closings, confirm amenity access at the plat level, and make sure you are pricing or bidding against what this address actually offers rather than what The Villages brand generally implies.
Villages/West Lake in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Villages/West Lake 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 Villages/West Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villages/West Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villages/West Lake home worth?
Get a no-obligation home value based on real comparable sales in Villages/West Lake, 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 The Villages →
Should you buy in Villages/West Lake?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Villages/West Lake with Momentum Realty’s local guides.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2025 (2 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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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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Common questions about Villages/West Lake
Where is Villages/West Lake?
Villages/West Lake is a community in The Villages, Lake County, Florida, ZIP 34762.
Are there homes for sale in Villages/West Lake right now?
No active listings inside Villages/West Lake at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Villages/West Lake have an HOA or CDD?
No HOA is on record for Villages/West Lake in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.