Villaggio Reserve
Homes for Sale in Delray Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of September 2026, Villaggio Reserve in Delray Beach, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 12 recorded sales closed at a median of $487,500, $347 per square foot, a median 40 days on market, sellers accepting 94% of original asking (-24% versus the prior year). Homes listed or recently sold were built 2014–2016; 15 of 15 report an HOA (median $703/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 20 ft). At the median price and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $9,130 ($8,350 with the full homestead exemption).
Villaggio Reserve sits in Delray Beach's western residential corridor, where price is almost entirely a function of lot size, floor plan, and condition. The median sits at $502,500—solidly in the mid-market tier for this part of Palm Beach County—but individual homes will vary widely depending on square footage and upgrades. With a median forty days on market, this is not a community where homes fly off the shelf; you have time to evaluate and negotiate.
The year-over-year price decline of 12.6 percent reflects the broader recalibration across South Florida's inland suburban communities. Sellers who priced aggressively early in the cycle have adjusted; buyers with cash or strong pre-approval can often secure concessions. The market heat score of 26 confirms what the DOM already tells you: this is a deliberate, buyer-friendly environment where due diligence pays off.
Villaggio Reserve right now
🟡 Balanced market. 2.0 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.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 Beaches MLS records, as of September 12, 2026. Confidence: High (3 active and pending listings, 12 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($488K) is down 24.4% from the prior 12 months ($645K). With about 23 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 Beaches MLS closed sales, 12-month windows ending September 12. Confidence: Medium (12 and 12 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Villaggio Reserve market snapshot (as of September 12, 2026): the median sale price is about $488K ($347 per sq ft over the trailing 12 months of closed sales), a median 41 days on market for closed sales, and 2.0 months of supply, a balanced market. The trailing-12-month median is down 24% from the prior 12 months, computed from record-level Beaches MLS closed sales (12 closings in the current window).
Villaggio Reserve is a community of 239 homes in Delray Beach, Palm Beach County, built between 2014 and 2016 (median 2015), with a median living area of about 1,406 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Villaggio Reserve is a residential enclave in western Delray Beach where pricing hinges on condition and layout, not velocity or scarcity.
The setting & the homes.
Aerial and on-site photos of Villaggio Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Villaggio ReservePhotos from Beaches MLS listings in Villaggio Reserve; content deemed reliable but not guaranteed.
Who Villaggio Reserve is best for.
Best for
- Buyers with $500K budgets who want a detached home in Delray Beach and are comfortable with a slower-paced resale market
- Investors or flippers who can assess renovation costs accurately and add value through strategic updates
- Downsizers or second-home buyers seeking a low-maintenance, quiet residential setting without resort-style distractions
Probably not for
- Buyers counting on near-term price growth or a hot resale environment to build equity quickly
- Those who want a resort lifestyle with extensive clubhouse, pool, and social programming included in the HOA
- First-time buyers unfamiliar with older construction who cannot confidently evaluate deferred maintenance or needed repairs
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($488K) IS the median in the snapshot above, and the move from 2025 ($645K) IS the -24.4% one-year change.
Windows contain 0 to 46 sales each (12 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
25% of homes for sale in ZIP 33446 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 (2026-09-12).
Villaggio Reserve Market Scorecard
Villaggio Reserve is currently a balanced market. About 2.0 months of supply, a median asking price of $517,500, and homes go under contract in about 18 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Villaggio Reserve
Live MLS inventory for Villaggio Reserve. 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.
Active and pending Villaggio Reserve listings as of 2026-09-12, priced high to low. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Tap any home to ask about it.
Villaggio Reserve on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hagen Road · Elementary
- Carver Community · Middle
- Spanish River · High
Zoned schools reflect the assignments reported on recent Villaggio Reserve listings and can change; always confirm with Palm Beach County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Villaggio Reserve address.
The Villaggio Reserve buying strategy.
If we were buying in Villaggio Reserve 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 Villaggio Reserve.
What actually drives price in Villaggio Reserve
The median price per square foot of $348.68 is a reasonable benchmark, but it masks substantial variation. Homes that show dated finishes or deferred maintenance will trade well below that figure; turnkey properties with updated kitchens, baths, and flooring will command a premium. This is not a community where the address alone carries weight—condition is king.
The forty-day median time on market gives you leverage as a buyer. Listings that linger past sixty days are often motivated; those that price correctly tend to move within thirty. As a seller, that means honest pricing and presentation matter more than they did eighteen months ago. The year-over-year softness has reset expectations, and the market now rewards transparency over aspiration.
Villaggio Reserve lacks the resort-style amenities that define some of Delray's newer master plans. If you need a staffed clubhouse, resort pool, or full event calendar, look elsewhere. What you gain is lower HOA overhead and a quieter, less programmed residential feel. For buyers who value privacy and simplicity over scheduled社区 activities, that trade-off works.
The location and the amenities are priced into every listing in Villaggio Reserve. 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 Villaggio Reserve 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 4 factors (5.6). Basis: Recent Direction -24.4% year-over-year; Liquidity & Demand 2.0 months of supply; Owner Commitment 83% owner-occupied; Pricing Power 94.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum Realty knows western Delray Beach's pricing nuances—what separates a fair deal from an overreach, which streets offer better drainage or quieter traffic patterns, and how to structure an offer in a market where inventory has breathing room. We will walk the property with you, flag deferred maintenance before you're under contract, and tell you when a competing listing two blocks over offers better value. In a community where condition drives price, that kind of ground-level honesty is worth more than any algorithm.
Villaggio Reserve 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 Villaggio Reserve 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 Villaggio Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villaggio Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villaggio Reserve home worth?
Get a no-obligation home value based on real comparable sales in Villaggio Reserve, 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 Villaggio Reserve?
How long do homes in Villaggio Reserve take to sell?
Is Villaggio Reserve a buyer's or seller's market right now?
How many homes are in Villaggio Reserve?
What share of Villaggio Reserve is owner-occupied?
When were the homes in Villaggio Reserve built?
Who is the best real estate agent for Villaggio Reserve?
How do I find a top Delray Beach real estate agent who knows Villaggio Reserve?
Can Momentum Realty connect me with an agent for Villaggio Reserve?
Should you buy in Villaggio Reserve?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Villaggio Reserve with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 33446)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (236 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 Beaches 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?
You just read the data. Now see what your home is worth.
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 Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Villaggio Reserve fits the bigger picture — live prices, inventory, and Momentum Scores: