Villas At River Run
Homes for Sale in Labelle, FL
True comps, carrying-cost math, and listings before the portals.
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 fgc closed sales, 12-month windows ending July 29. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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 fgc closed sales, 12-month windows ending July 29. Confidence: Low (4 and 3 sales in the two windows).
What's unique here: the median sale price is about 49% below the typical Glades County sale ($140K vs $272K, trailing 12 months, fgc records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Villas At River Run market snapshot (as of July 29, 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 fgc closed sales (4 closings in the current window).
Villas At River Run is a community of 30 homes in Labelle, Glades County, built between 1976 and 2009 (median 1978.5), with a median living area of about 1,065 square feet. 57% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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.
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc 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 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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Villas At River Run 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 (3.9). Basis: Recent Direction -20.9% year-over-year; Owner Commitment 57% owner-occupied; Pricing Power 92.8% sale-to-list. Refreshed with each data update.
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
- 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 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.
See homes for sale in Villas At River Run on the map →
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?
How many homes are in Villas At River Run?
What share of Villas At River Run is owner-occupied?
When were the homes in Villas At River Run built?
Do cash buyers compete in Villas At River Run?
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 | fgc closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33935)) |
| 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 fgc 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc 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.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33935)) |
| 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 fgc 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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.