These terms apply to the Lakewood Ranch New Construction Insider Report and any related spreadsheets, data, or resources we provide through this website or our sign-up forms. They are in addition to our Terms of Service. By requesting, downloading, or using the report, you agree to both. If these terms and the general Terms of Service conflict about the report, these terms control.
If you do not agree to these terms, do not use the report.
The Lakewood Ranch New Construction Insider Report is not an MLS document. Stellar MLS did not prepare, verify, or endorse it. It is not an official record, an appraisal, a comparative market analysis, or a current offer. It is not legal, tax, lending, or real estate advice tailored to you, and it does not replace the advice of a licensed real estate agent, attorney, appraiser, lender, home inspector, or any other professional. It is not a substitute for an appraisal or for required transaction documents, and it should not be used as a lending, tax, insurance, or legal document.
Do not use this report to make a real estate decision.
The Village Guru Florida™ is a marketing and website brand, not a licensed real estate brokerage. Jeff O’Leary is a Florida real estate licensee affiliated with Better Homes and Gardens Real Estate Atchley Properties. Real estate brokerage services are provided through that brokerage.
In these terms, “we,” “us,” and “our” refer to Jeff O’Leary, a sales associate with Better Homes and Gardens Real Estate Atchley Properties, operating under The Village Guru Florida brand. References to “the brokerage” mean Better Homes and Gardens Real Estate Atchley Properties.
The report provides historical information about selected new construction communities, builders, and models in the Lakewood Ranch and Sarasota area. It may include MLS-reported closed sale prices and seller-paid buyer costs, along with builder pricing and community information obtained through independent research, including builder websites and informational material. Some sales, builders, and communities are not included.
The report is a marketing and educational resource intended to help readers ask informed questions. It is not a current offer, an appraisal, a prediction of future value, or advice tailored to your circumstances. Its coverage may be incomplete, and information requires independent verification.
The report is independently prepared and is not an official publication of, or endorsed by, the builders or developers named in it. References to builders and communities are for identification and informational purposes.
Compensation for real estate services is negotiable and is not set by law. Any compensation to a brokerage in connection with a transaction, whether paid by a buyer, a seller, a builder, or another party, is addressed in written agreements and required disclosures. This report does not set, offer, or discuss real estate compensation, and it does not report or imply any compensation whatsoever.
The fact that a builder or seller may pay compensation in a transaction does not mean the builder or seller prepared, paid for, reviewed, or endorsed this report.
Brokerage relationships, services, and compensation are addressed separately through applicable agreements and disclosures. Builder and community names and trademarks belong to their respective owners.
Closed sales data is based on information obtained from Stellar MLS (My Florida Regional MLS DBA Stellar MLS) and sourced by Better Homes and Gardens Real Estate Atchley Properties. The report states the period it covers, and the data may or may not include all listed, expired, withdrawn, pending, or sold properties of one or more members of Stellar MLS. Stellar MLS did not prepare, verify, or endorse this report.
Base price, series, CDD, and HOA come from independent research (see “What This Report Is”), not from MLS, and are deemed reliable but not guaranteed. MLS information is also deemed reliable but not guaranteed. Copyright My Florida Regional MLS DBA Stellar MLS. Digital Millennium Copyright Act protections apply.
We do not guarantee the accuracy of any information in this report. Do your own due diligence and verify all numbers yourself.
“Seller Paid Buyer Costs” refers to amounts entered in that field for closed transactions reported in MLS. We have not independently verified the components of each reported amount. The figure should not be interpreted as a complete accounting of all incentives, discounts, upgrades, or other benefits associated with a transaction. It is not a price cut, and it should not be subtracted from a sold price to estimate a home’s value.
Reported amounts may contain errors or omissions. A blank or zero entry does not necessarily establish that no concessions or other benefits were provided.
These are historical reported amounts, not current builder offers or promises of what another buyer will receive. Verify current offers, eligibility requirements, and contract terms directly with the builder and appropriate professionals.
Sold prices in the report come from sales reported in MLS. Final sales prices vary widely, even within the same model, for many reasons, including structural and design upgrades, lot premiums, and pools. For this reason, the report is not a substitute for an appraisal or a professional evaluation. Advertised base prices and historical sold prices are not directly comparable, because homes, features, lots, options, and pricing dates differ.
Results based on a small number of sales can be heavily affected by individual transactions and may not represent typical pricing or seller-paid buyer costs. Consider the number of reported sales alongside any average or range.
If an observation is excluded from a calculation, the report should be read together with the accompanying explanation and the number of observations used in that calculation.
Historical results do not predict future prices, concessions, or negotiating outcomes.
MLS sales data reflects closed transactions as of the date the data was pulled and is not updated in real time. Some sales may not appear in MLS or in the report. Builder pricing, incentives, promotions, CDD fees, HOA fees, and availability can change at any time without notice.
We try to keep the report accurate, but we make no warranty that it is accurate or complete.
You are responsible for confirming every detail with the builder before you make a decision. Verify any number you rely on with official sources, such as the builder, the HOA, the stewardship district, the county property appraiser and clerk’s records, and your own licensed professionals. This report is not an official source.
Any CDD, HOA, or similar community fees shown are estimates based on independent research. They may vary by property, lot, model, phase, or association and may change over time.
A community-level figure or range may not capture every charge applicable to a particular property, including additional association dues, special assessments, capital contributions, or other fees.
Before entering into a transaction, obtain and review current property-specific information from the applicable association, community development or stewardship district, builder, and relevant governing documents. Read and understand all HOA rules, regulations, and fees before you decide. The final information is what is in your contract. We do not guarantee that the figures shown are complete or current.
The report is for general educational and informational purposes. In no way does it provide real estate advice of any kind whatsoever. Do not use it to make a real estate decision. Independently verify material information and obtain advice appropriate to your circumstances.
Requesting or receiving the report alone does not engage Jeff O’Leary or the brokerage to provide representation or services. It does not create or imply an agency, fiduciary, or any other professional relationship. By requesting, downloading, or using the report, you agree to these terms.
Any subsequent services and brokerage relationship are subject to applicable law, agreements, and required disclosures. Nothing in these terms eliminates duties imposed by law.
Subject to applicable third-party rights and restrictions, you may access and read the report for your personal, non-commercial home research.
Except as permitted by law or expressly authorized in writing, you may not republish, redistribute, resell, or commercially exploit the report or its protected contents. You may not use automated tools to extract its contents or use protected content to train an AI model without the necessary authorization.
These terms do not grant rights in third-party materials beyond those we are authorized to provide, and they do not restrict uses that cannot lawfully be restricted.
The report includes information sourced from Stellar MLS. MLS compilations and other protected materials remain subject to the rights of their respective owners and applicable license restrictions. Individual facts are not necessarily protected by copyright.
No ownership of MLS materials is transferred to you. Access to this report does not grant permission to republish or redistribute underlying MLS materials.
Do not use the report to make or support a loan, underwriting, appraisal, or valuation decision.
This resource is not intended to solicit buyers or sellers who are under contract with another real estate brokerage or who are represented by another licensed real estate professional.
The report is provided “as is” and “as available.” To the extent permitted by law, we make no warranties regarding its accuracy, completeness, currency, or suitability for a particular purpose.
Sources may contain errors or omissions, and information may change after publication. Independently verify information material to a transaction. Nothing in these terms excludes a warranty, obligation, or right that cannot lawfully be excluded.
To the extent the law allows, we are not liable for any indirect, incidental, special, or consequential damages arising from your use of the report or your reliance on it. This does not apply to fraud, intentional misconduct, gross negligence, or any liability or duty that the law does not allow to be limited or waived.
You agree to defend and hold harmless The Village Guru Inc., Jeff O’Leary individually, and Better Homes and Gardens Real Estate Atchley Properties from claims made by any third party that arise out of your use of the report.
The notices, disclaimers, and explanations in the report itself, including the About This Report tab, the source information, the reporting period, and the notes on each tab, are part of these terms. Read these terms together with them. They explain the scope and limitations of that edition of the report.
Notices within the report do not expand our rights to distribute third-party information or override applicable law.
We reserve the right to change, suspend, or discontinue the report at any time without notice.
By requesting or using the report, you acknowledge that you have read these terms, that you understand real estate decisions carry risk, and that you agree to hold The Village Guru Inc., Jeff O’Leary individually, and Better Homes and Gardens Real Estate Atchley Properties harmless from any claims, losses, or damages arising from your use of or reliance on the report.
If you find an error or outdated information, or have a suggestion, please tell us at jeff@thevillageguruflorida.com. Corrections make the next report better.
Questions about these terms? Contact Jeff O’Leary at jeff@thevillageguruflorida.com or 941-259-7747, 6113 Exchange Way, Lakewood Ranch, FL 34202.