VILLAS AT COUNTRY WAY
Homes for Sale in NEWBERRY, FL
True comps, carrying-cost math, and listings before the portals.
VILLAS AT COUNTRY WAY right now
🟢 Buyer-leaning market. 24.0 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: Low (2 active and pending listings, 0 closed sales in 12 months).
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 setting & the homes.
Aerial and on-site photos of VILLAS AT COUNTRY WAY. Swipe to explore the community.
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VILLAS AT COUNTRY WAYThe market around VILLAS AT COUNTRY WAY
VILLAS AT COUNTRY WAY is a small community — 1 recorded sale on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32669, 223 homes are on the market and 24% are under contract — a steady corner of NEWBERRY.
Across Alachua County, 1,305 homes are active and 417 pending (24% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not VILLAS AT COUNTRY WAY specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in VILLAS AT COUNTRY WAY, NEWBERRY
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.
Homes For Sale Right Now in VILLAS AT COUNTRY WAY
Live MLS inventory for VILLAS AT COUNTRY WAY. 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 VILLAS AT COUNTRY WAY listings as of 2026-08-02, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2025 through 2025. Tap any home to ask about it.
VILLAS AT COUNTRY WAY 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, tiles © CARTO.
Schools
- Alachua County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Newberry Elementary School-AL · Elementary
- Oak View Middle School · Middle
- Newberry High School-AL · High
Zoned schools reflect the assignments reported on recent VILLAS AT COUNTRY WAY 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 VILLAS AT COUNTRY WAY address.
The VILLAS AT COUNTRY WAY buying strategy.
If we were buying in VILLAS AT COUNTRY WAY 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.
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.
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 VILLAS AT COUNTRY WAY.
A closer look at the VILLAS AT COUNTRY WAY market
Inventory runs at 24.0 months of supply, a buyer-leaning market.
The housing stock is 44 homes built between 2007 and 2019, and 84% 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 VILLAS AT COUNTRY WAY. The deal is won or lost on condition, the comps, and the renovation math.
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 VILLAS AT COUNTRY WAY 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 VILLAS AT COUNTRY WAY sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in VILLAS AT COUNTRY WAY, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your VILLAS AT COUNTRY WAY home worth?
Get a no-obligation home value based on real comparable sales in VILLAS AT COUNTRY WAY, 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 homes for sale in VILLAS AT COUNTRY WAY on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua 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 · Alachua 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.
Villas at Country Way Market Scorecard
Villas at Country Way is currently a strong buyer's market. About 24.0 months of supply, a median asking price of $387,450, and homes go under contract in about 82 days.
Typical home value in the 32669 ZIP is $353,875, about 30.7% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is VILLAS AT COUNTRY WAY a buyer's or seller's market right now?
How many homes are in VILLAS AT COUNTRY WAY?
What share of VILLAS AT COUNTRY WAY is owner-occupied?
When were the homes in VILLAS AT COUNTRY WAY built?
Who is the best real estate agent for VILLAS AT COUNTRY WAY?
How do I find a top NEWBERRY real estate agent who knows VILLAS AT COUNTRY WAY?
Can Momentum Realty connect me with an agent for VILLAS AT COUNTRY WAY?
Nearby Communities
Explore more neighborhoods near VILLAS AT COUNTRY WAY with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2025 (1 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?
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 Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Newberry & Gainesville & Alachua County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Gainesville & Alachua County or the full Neighborhood Finder.
See how VILLAS AT COUNTRY WAY fits the bigger picture — live prices, inventory, and Momentum Scores:
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