Villas At River Run
Homes for Sale in Labelle, FL
All 9 homes for sale in Labelle, FL · median $235,000 · 211 homes for sale in 33935 · Glades County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $140,000, $124 per square foot, a median 45 days on market, sellers accepting 93% of original asking (-21% versus the prior year). At the median price and Glades County's FY2025-26 rate of 16.84 mills, annual property tax runs about $2,360 ($1,680 with the full homestead exemption).
Villas At River Run is a small resale pool — 30 homes total, with only 4 closings feeding the current snapshot — so any single sale moves the numbers more than it would in a larger community. The median price of $140,000 works out to about $123.97 per square foot on a median home size of 1,065 square feet, and that per-foot figure is doing most of the explaining: this is older, smaller-footprint housing (built mostly from 1976 through 2009, with a median year built of 1978.5), so price here tracks condition and updates more than it tracks the calendar.
The year-over-year figure is down 20.9%, and with a closings window this thin, that swing likely reflects which specific units traded rather than a broad repricing of the community. Median days on market sits at just over 45, which is a longer sit than a hot micro-market would produce — sellers should price to condition and expect some negotiating room, and buyers should not assume urgency. With 56.7% of homes carrying homestead status, more than half the stock reads as owner-occupied rather than investor-held, which tends to keep turnover modest.
Villas At River Run right now
🔴 Off the recent peak. The trailing-12-month median ($140K) is down 20.9% from the prior 12 months ($177K). With about 2 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 Florida Gulf Coast MLS closed sales, 12-month windows ending September 12. Confidence: Low (4 and 3 sales in the two windows).
What's unique here: the median sale price is about 48% below the typical Glades County sale ($140K vs $270K, trailing 12 months, Florida Gulf Coast MLS records).
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· Updated September 16, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Villas At River Run 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
Villas At River Run market snapshot (as of September 12, 2026): the median sale price is about $140K ($124 per sq ft over the trailing 12 months of closed sales), and a median 46 days on market for closed sales. The trailing-12-month median is down 21% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (4 closings in the current window).
In ZIP 33935 (Labelle), 290 homes closed in the last 12 months at a median of $285K ($190/sq ft), down 2.6% year over year, with a median 81 days on market. Right now 207 active and 44 pending listings — a buyer's market. See the live ZIP 33935 housing market and the Hendry County market.
Villas At River Run is a compact villa community in Labelle (Glades County) built out over more than three decades, which means unit condition and update history vary more than the year-built range alone suggests.
Who Villas At River Run is best for.
Best for
- Buyers seeking a smaller, lower-cost villa unit and willing to budget for condition-driven updates.
- Buyers who want an owner-occupied-leaning setting rather than a heavily rental or investor-driven pool.
- Sellers with an updated, well-maintained unit who can price to stand out in a market with a longer typical days-on-market.
Probably not for
- Buyers who require confirmed on-site community amenities as part of the purchase decision.
- Buyers wanting a large, statistically deep comparable-sales pool before pricing an offer.
- Sellers expecting a fast, high-urgency sale in a market currently running well past a month on market.
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 Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($140K) IS the median in the snapshot above, and the move from 2025 ($177K) IS the -20.9% one-year change.
Windows contain 0 to 4 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Glades 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 · Glades 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.
17% of homes for sale in ZIP 33935 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 (2026-09-08).
The Villas At River Run buying strategy.
If we were buying in Villas At River Run 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 Villas At River Run.
A small pool where condition sets the price
With only 30 homes in the community and a 4-closing window behind this snapshot, Villas At River Run does not generate the volume needed for a tight, predictable price curve. The per-square-foot median of $123.97 on roughly 1,065 square feet of living space is a reasonable anchor, but buyers and sellers should treat it as a starting point for negotiation rather than a fixed benchmark — a recently updated unit and a dated original will not price the same way even within this one small pool.
No community amenities were identified from current MLS listings, so anything beyond the individual unit — shared grounds maintenance, common areas, or association upkeep — should be verified directly rather than assumed. Combined with a median days-on-market just over 45, this reads as a community where patient pricing and a clear-eyed look at each unit's condition matter more than reading broader market momentum into the numbers.
The location and the amenities are priced into every listing in Villas At River Run. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with only 4 closings in the current window, pricing a listing or evaluating an offer requires pulling the actual comparable sales and reading each one for condition and update history — not leaning on a community-wide average that a handful of transactions can swing. We do that work directly against the MLS record rather than an automated estimate.
Villas At River Run 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 Villas At River Run 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 River Run 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 River Run, 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 River Run home worth?
Get a no-obligation home value based on real comparable sales in Villas At River Run, 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 Villas At River Run?
How long do homes in Villas At River Run take to sell?
Who is the best real estate agent for Villas At River Run?
How do I find a top Labelle real estate agent who knows Villas At River Run?
Can Momentum Realty connect me with an agent for Villas At River Run?
Should you buy in Villas At River Run?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (20 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 Florida Gulf Coast 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 Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Villas At River Run fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Villas At River Run with Momentum Realty’s local guides.