Greenbriar is two products in one community: single-story condo villas (typical resale this past year near $124,250, about $126 a foot) and two-story townhomes (near $160,000, about $98 a foot). A townhome costs more in total yet less per foot — so pricing either one off a blended community number is the fastest way to get it wrong. It’s a buyer’s market today, with about 13.7 months of standing inventory and 6 of the 8 current listings already cut, so pricing to your product’s recent comps is everything: in the past year, units priced right from day one sold in a median of 104 days at 84.3% of asking; overpriced-then-cut, they sat 290 days and gave up a median of $49,000.00 from their first price.
Greenbriar is a mid-1980s, all-ages condominium community in the Villages of Citrus Hills — single-story villas and two-story townhomes between the semi-private Meadows and Oaks golf courses, with a resident pool and tennis. It is really two markets under one name. The single-story villas (Unit A, ~990 sq ft, 2 bed / 2 bath) sold for a typical $124,250 (~$126/ft) this past year; the two-story townhomes (Unit B, ~1,320 sq ft, 2 bed / 2½ bath) for a typical $160,000 (~$98/ft). The townhome costs more in total but less per foot — two different pricing scales that a blended average hides.
That blend also creates a false alarm: on a combined basis, price per foot looks like it fell about 31% since 2023 — but that is only which units happened to sell, not a collapse in value. Measured on its own, each product held up: villa value is about 11.1% off its 2023 peak (still up ~27% since 2021), and townhome value about 6.3% off its 2022 peak (still up ~20% since 2021). This year’s few sales closed lower, and what sells a home now is pricing to your product’s record — and the past year’s record is lopsided:
The 7 resale closings of the past 12 months, a small sample (since 2021: 22 vs. 129 days). "Priced right" = no price cut; "overpriced" = cut at least once.
Median resale value per square foot by calendar year (2026 is year-to-date through September, a thin sample). We chart each product separately, because a blended line lurches on which type happened to sell — the two shown here are steadier and truer. Both eased gently from a 2022–2023 high; neither “crashed.”
| Year | Villa $/SqFt | Villa Median | Town $/SqFt | Town Median |
|---|---|---|---|---|
| 2021 | $124 | 122,750 | $109 | 143,750 |
| 2022 | $169 | 167,500 | $139 | 183,500 |
| 2023 | $177 | 175,000 | $152 | 225,000 |
| 2024 | $157 | 155,000 | $136 | 179,950 |
| 2025 | $157 | 180,000 | $130 | 177,500 |
| 2026 YTD | $126 | 124,250 | $98 | 130,000 |
Resale only; full calendar years with 2026 year-to-date through September. Thin-sample years (few sales) swing more — read the trend, not any single year.
The Peak Test: villa value is about 11.1% below its 2023 high and townhome value about 6.3% below its 2022 high — gentle eases, not the 31% “drop” the blended figure implies. Anchoring to the community average is the most expensive mistake a seller can make here.
Not every listing sells. This cycle, 8 of 13 listings here ended without a sale — more failed than sold (since 2021 it is about 1 in 3.6), which says overpricing doesn’t just slow a sale, it kills it. A handful of hillside buildings also hide a walkout lower-level room, which is why an occasional 3-bedroom “condo” appears among the villas.
Long-run perspective: villa value is up about 27% since 2021 and townhome value about 20%. Priced to today’s market — and to your own product — your home has real equity and the data on its side.