Welcome to the most comprehensive Leisure World real estate analysis ever published (This Year?). 📊 With over 1,400 recent unit sales data, we’ve tracked how pricing, upgrades, and floor plans affect performance across Mutuals 1 through 17 (Superstitiously Mutual 13 is still missing!). The result? A clear-eyed look at what sells fast, what sells high, and what today’s buyers are really looking for behind the golden gates.
Let’s dive into the numbers — and the stories they tell.
Mutuals by the Money: Who’s Selling High?
Leisure World has long offered value, but in 2024, it’s also showing real premium potential.
Here are the top-performing Mutuals by average sold price:
|
|
|
|
|---|---|---|
|
17 |
$435,069 |
$406.49 |
|
5 |
$335,791 |
$372.81 |
|
4 |
$329,569 |
$370.50 |
|
3 |
$317,421 |
$365.25 |
|
1 |
$259,269 |
$353.26 |
Mutual 17 emerged as the undisputed leader, with consistently high sale prices and strong per-square-foot performance. Every unit in Mutual 17 was a 2-bed / 2-bath configuration, many with upgrades, and based on an average 1,200 sq ft size.
Mutual 17: Leisure World’s Highest Dollar Per Sq Ft
If Leisure World were a resort, Mutual 17 is the penthouse wing.
This exclusive Mutual:
• Commands $406.49 per square foot
• Hosts no 1-bedroom units
• Features a high rate of remodeled interiors
• Saw homes selling for up to $505,000
• Though the average Days on Market (DOM) is 54, many sold in under a week
Buyers shopping in Mutual 17 expect — and pay for — space, updates, and luxury.
Renovation Pays: Upgrade Leaders
Mutuals with the highest percentage of “renovated” or “updated” units (based on listing descriptions):
• 🛠 Mutual 4: 25% of units upgraded
• 🛠 Mutual 2: 22%
• 🛠 Mutual 17: ~20%
• 🛠 Mutual 5: 19%
The connection is clear: Renovated homes consistently command about the same sales pace but much higher prices. This is a strategy savvy sellers—and investors—are capitalizing on.
Who’s Selling Fast?
Speed matters. Whether it’s competitive pricing or well-staged homes, these Mutuals moved units quickest on average:
• ⚡ Mutual 1 – 30.9 Days
• ⚡ Mutual 5 – 33.0 Days
• ⚡ Mutual 2 – 33.6 Days
Renovation + layout diversity = speed. Interestingly, Mutual 17 has a higher DOM (~54 days), and that’s skewed by a few outliers — many units went into escrow in under a week. There is a flight to quality!
The 1-Bedroom Dilemma: Slower to Move
1-bedrooms comprise most units in Mutual 1 (64%), and they tend to sit longer on the market. In contrast, Mutuals with mostly 2-bed layouts — like 2, 5, and 17 — see faster turnover and higher ROI.
Mutual |
% 1-Bed Units |
Avg Days on Market |
|---|---|---|
|
1 |
64% |
30.9 |
|
3 |
29% |
38.4 |
|
5 |
20% |
33.0 |
|
17 |
0% |
54.0 |
💡 Buyers want space. Even in a 55+ community, 2-bedrooms offer flexibility for guests, hobbies, and resale potential.
Final Thoughts
Whether you’re a buyer, seller, or investor, knowing the nuances of our Mutual gives you the upper hand. The market has shifted:
• Renovation matters more than ever
• Larger layouts outperform
• Mutual 17 sets the luxury benchmark in aggregate.
• Mutuals 4 & 5 blend value, speed, and style
If you’re thinking of selling — or upgrading your unit for top dollar — strategy matters more than square footage.
Mark and Judy Hughes are here to help you decode the data and maximize your move. 📞 Contact us at 818-480-2864 to price your unit, prep it for the market, or find your perfect Mutual.
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