Understanding MLS vs. VLS in The Villages, Florida: What You Need to Know Before Buying a Home
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Welcome to this episode! I'm Robyn Cavallaro, a licensed Realtor® here in The Villages, Florida. In this article, I’m going to clearly explain the difference between MLS (Multiple Listing Service) and VLS (Villages Listing Service)—two systems that are essential for anyone buying or selling a home in this unique community. Many people misunderstand these systems or assume they only need one. The truth is: you need both.
Start With the Right Tools
Before diving into the specifics, I recommend picking up my Home Buying Journal, available on Amazon (<- click there to order it). This journal allows you to track:
Home addresses
The village in which each home is in
Section and tax details
Bond and CDD (Community Development District) fees
MLS and VLS listings
Notes about updates and renovations
Budget estimates for improvements
This journal helps you stay organized during what can be a complicated and emotional process.
MLS vs. VLS: What’s the Real Difference?
Let’s break down each system:
MLS (Multiple Listing Service)
MLS is used by licensed Realtors (like me).
We can only sell pre-owned homes.
Realtors belong to a Board of Realtors and must follow a strict code of ethics and legal guidelines.
We are held accountable for what we say and do.
VLS (Villages Listing Service)
VLS is the proprietary system owned by The Villages.
Their sales associates are also licensed to sell real estate in Florida, but they are not Realtors and do not answer to a board with a code of ethics.
VLS includes both new and pre-owned homes, and if you want to buy a new home, you must go through The Villages’ sales team.
Why You Need Both MLS and VLS
If you are looking for a pre-owned home, it's essential to use both systems. Neither system has access to the other's inventory. Relying on just one means you’ll miss out on many homes that might be perfect for you.
Some people are told, especially by sales associates from The Villages, that they don't need a Realtor. That’s simply not true. You are making a significant investment, and you want to see every available option to make an informed decision.
As a Realtor, I’m here to guide you through both systems and make sure you don’t miss out on the right property.
Selling a Home in The Villages: Your Options
If you already live in The Villages and want to sell your home, you have two options:
List with a sales associate from The Villages through the VLS.
List with a Realtor (like me) through the MLS.
Each has different benefits, and the choice depends on what fits your needs and goals.
Understanding Commissions and the NAR Lawsuit
You might have heard about the recent NAR (National Association of Realtors) lawsuit. This case changed how commissions are handled:
Commissions were always negotiable, but now it’s officially decoupled from listings.
MLS listings can no longer include commission details.
If you're selling your home through MLS, you can negotiate both the listing and buyer agent commissions.
Some Realtors, including me, are open to negotiating commissions. However, I’ve heard others may set fixed commission minimums.
As for The Villages' sales team, I can’t confirm whether they allow commission negotiation—you’ll need to ask them directly.
Transparency: MLS vs. VLS Listings
Another major difference is transparency in each system:
MLS
You can see how long a home has been on the market.
Once a home goes pending or sells, that information remains accessible.
You can track market movement, price history, and trends.
VLS
Once a home goes pending, you can’t see the listing unless you have previously saved it.
It’s not always clear how long a home has been on the market or what the original list price was.
Sales associates can provide this info—but you must ask for it specifically.
So when using VLS, make sure to ask direct questions and insist on complete answers.
Know the Fees: Bond, CDD, Taxes, and More
One thing I always ensure my clients understand is the financial details of each property. These include:
Bond (a fee used to finance infrastructure)
CDD (Community Development District fees)
Amenity fees
Property taxes
When using MLS listings, I provide all of this information up front. On the VLS side, sometimes these details are unclear, especially the bond amount. If you don’t see it listed, ask your sales associate directly and make sure you get the answer before making any decisions.
Important Note for VA Buyers
If you’re using VA eligibility (VA loans), there’s a key restriction:
You cannot use VA financing to buy a brand-new home from The Villages.
You can use VA loans for pre-owned homes, whether listed in MLS or VLS.
The reason? The VA requires specific inspections and building standards that The Villages can’t meet during their fast-paced construction process. It’s not about being deceptive—it’s about logistics. The new homes are usually already built when financing begins, making it impossible to meet VA’s step-by-step requirements.
Search Functions: MLS vs. VLS
The search tools are also different between the systems:
VLS Search Features:
Proprietary software made specifically for selling homes in The Villages
You can search by:
Style of home
Village or area
Golf course views
And other highly specific filters
MLS Limitations:
MLS is a national system and lacks many of the specialized search filters used in The Villages.
While some specific terms like “view” may be searchable, it depends entirely on how the listing was entered.
Searching by home style or certain amenities is not as precise as it is on VLS.
So, when using MLS, you may need to browse more broadly or work closely with a knowledgeable Realtor to identify homes that fit your needs.
Final Thoughts
To sum it up:
You need to use both MLS and VLS if you’re looking for a pre-owned home in The Villages.
Understand who you’re working with: Realtors are held to a higher standard and have access to the MLS; sales associates from The Villages control access to new homes and the VLS.
Ask questions—don’t assume anything. Whether it’s about commissions, time on market, or bond amounts, always make sure you get complete answers.
VA buyers cannot purchase new homes, only pre-owned.
Search features vary between the two systems, so adjust your strategy accordingly.
Thinking About Buying or Selling Your Home?
If you’re shopping for a home or preparing to sell one in The Villages, I’m here to help. Feel free to text or email me anytime. I’m Robin Cavallaro, a licensed Realtor—and now, I’ve got to run and show a home. Hopefully, we’ll find the right buyer!
Book Clara’s Cottage for your stay here in The Villages, Florida
