Florida · Federal data hub

The Villages, FL

0.132M people1 counties#21 of 22 in Florida$55,228 median HHIUpdated April 10, 2026

Investor first look

The numbers that matter most

What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.

moderate

Price to income

4.46×

The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.

vs Florida: 4.23×+0.23
vs U.S.: 3.43×+1.03

Benchmark

4.46×

▼

affordable

moderate

expensive

0×–3×

3×–5×

5×–7×

ACS median home value ÷ median HHI

moderate

Rent to income

29.8%

What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.

vs Florida: 28.1%+1.6
vs U.S.: 23.3%+6.5

Benchmark

29.8%

▼

comfortable

moderate

burdened

15%–25%

25%–30%

30%–40%

(HUD FMR 2BR × 12) ÷ median HHI

deal-by-deal

Cap rate proxy

4.34%

Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.

vs Florida: 4.40%-0.07
vs U.S.: 4.35%=

Benchmark

4.34%

▼

tight

deal-by-deal

solid

1%–3%

3%–5%

5%–7%

(FMR 2BR × 12 × 0.65) ÷ ACS median home value

strongly positive

Net migration

+2.19%

Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.

vs Florida: 0.83%+1.35
vs U.S.: 0.03%+2.16

Benchmark

+2.19%

▼

shrinking

steady

growing

-1%–-0.1%

-0.1%–+0.1%

+0.1%–+1%

IRS net migration ÷ population

strong

Permit pipeline

26.72

permits per 1,000 residents

Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.

vs Florida: 8.03+18.69
vs U.S.: 3.52+23.19

Benchmark

26.72

▼

tight

moderate

strong

0–2

2–5

5–10

Census BPS permits TTM ÷ population × 1,000

Unemployment

—

Tighter unemployment means higher wages, more rental demand, lower vacancy.

vs Florida: 4.9%
vs U.S.: 3.9%

Benchmark

healthy

normal

loose

2%–4%

4%–5.5%

5.5%–8%

BLS LAUS, latest month

Home values

Where prices are and where they've been

5-year price appreciation

—

homeValues.yearOverYear

—

Median home value

$246,500

Jobs & income

Labor market direction

Unemployment

—

Median household income

$55,228

Supply pipeline

What's being built

Total TTM

3,522

+6.3% YoY

Single-family

3,085

2–4 unit

198

5+ unit

239

Counties

All 1 counties, ranked by population

County	Population	Home value	Median HHI	Permits TTM	YoY
Sumter County	131,832	$356,000	$73,297	3,522	+6.3%

Peer metros

Similar metros nationally

Metro	Pop	Med HHI	P/I	Cap proxy	HPI 5y	Permits/1k	Unemp
★The Villages	131,832	$55,228	4.46×	4.34%	—	26.72	—%
Jonesboro, AR	134,035	$55,478	—	—	+38.9%	—	3.9%
Johnstown, PA	133,263	$56,292	—	—	+44.9%	—	4.4%
Sumter, SC	136,362	$55,990	—	—	+51.6%	—	6.0%
Hammond, LA	133,953	$57,256	—	—	+39.7%	—	4.7%
Mansfield, OH	125,008	$57,649	—	—	+63.6%	—	4.8%

Migration

Where people are moving in from

Net migration

+2,882

+2.19% of population

Origin county	Tax returns
Lake County, FL	790
Marion County, FL	524
Orange County, FL	179
Pasco County, FL	171
Polk County, TX	155
Hillsborough County, FL	147

Demographic backbone

Who lives in The Villages

Median age: 67
Bachelor's+: 31.1%
Owner-occupancy: 89.8%
Vacancy rate: 21.0%
Rent burdened (30%+): 47.6%
Median household income: $55,228

This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.