Heritage Village is Southbury's 55+ condominium community: 2,580 homes on roughly 1,000 acres, with 209 recorded sales in the last 12 months. It is one of the deepest condo markets in Connecticut - deep enough that at any given moment dozens of homes are listed, in every plan and size band the complex offers.

This page is the buyer's guide to working that market: the homes on the market now, what Heritage Village homes actually sell for, and how the purchase process works in this community. For the very latest availability, call Adam Zak at (860) 773-4412 - he tracks every sale in the complex and publishes the record on this site.

Over the last 12 months, Heritage Village sales ran from $130,000 to $532,000, with a median of $275,000 and an average of $287,414 - 209 sales in all. In the last 90 days alone, 67 homes sold at a median of $265,000. Where a specific home lands in that range depends mostly on three things: the floor plan (a 928-square-foot one-bedroom and a 1,716-square-foot three-bedroom are different products), the model, and the updates. That is why the recently sold homes in Heritage Village on the home page matter more than any automated estimate - the comps are all inside your own complex.

Prices are recorded sale prices from the Southbury land records, cross-checked with SmartMLS closings - never asking prices.

Heritage Village homes were built between 1967 and 1974 in 13 primary floor plans, running one to three bedrooms and 928 to 1,716 square feet. Most are one-level ranch-style flats; a smaller number are two-level townhouses. In SmartMLS listings the plans carry model names - the Sherman, the Ethan Allen, the Lower Mark Twain, the New Englander, the Berkshire - and the floor plans page maps the names to the sizes.

Every home has parking - a garage or a carport - and a patio or deck, and most models have a fireplace. Two of the current listings illustrate the spread: the one-bedroom plan at 928 square feet anchors the entry end of the market, while the 1,716-square-foot three-bedroom plan anchors the top.

1. Confirm the 55+ rule fits your household. Heritage Village is an adult community: at least one resident in each home must be 55 or older. It is the first question to settle, before floor plans or prices.

2. Get ready before the right home appears. With about 17 sales a month, Heritage Village gives buyers real choice - but the best-priced homes in the popular plans still move quickly. A current pre-approval and a clear sense of which plans fit you are what let you move when one lists.

3. Tour with the sales record in hand. The asking price is only a starting point. The recorded sales for the same plan and size - 209 of them from the last 12 months - are published on this site, and they are the honest comparison.

4. Offer and contract. Offers go through SmartMLS-listed contracts like any Connecticut home purchase. Clean terms and realistic timelines matter as much as price.

5. The condo paperwork. Two pieces are specific to condominiums. The buyer's lender sends the association a questionnaire about the community's finances and rules, and Connecticut buyers receive a resale package with the association's documents and budget. The seller orders both through the association. Adam handles the ordering and the deadlines on his sales, and walks his buyers through what the documents mean.

6. Closing. Once the lender is satisfied and the resale documents are delivered, the sale closes and records with the Southbury Town Clerk - which is where the sale joins the record published here.

Two hundred nine sales a year means the right home, in the right plan, comes up regularly - but the best of them do not sit. If you are serious about buying here, the move is simple: call (860) 773-4412 and tell Adam which plans and sizes you want. He publishes every recorded sale in the complex on this site's Heritage Village recent sales record, and owners thinking of selling often call the agent who keeps the record before they ever list. That is how his buyers see homes early.