I get a lot of the same questions from people thinking about buying or selling in The Villages, Florida. Here are straight answers to the ones I hear most, from the 55+ rules and the monthly amenity fee to bonds, property taxes, insurance inspections, and what it actually costs to buy or sell. If your question isn’t here, send it to me or call me at (352) 492-1601.
Living in The Villages
Who can live in The Villages?
The Villages is a legally designated 55+ community under the federal Housing for Older Persons Act. At least 80% of occupied homes must have a resident who is 55 or older, and no one under 19 may live there permanently. Younger guests, like visiting grandchildren, can stay for up to 30 days in a calendar year. A few designated family neighborhoods are the exception.
In practice, that means one person in the household should be 55 or older, and everyone living in the home should be at least 19.
What counties is The Villages in, and why does that matter?
The Villages spans three counties: Sumter, Lake, and Marion. Most of it is in Sumter County. The county affects which property appraiser you file your homestead exemption with, your tax bill and millage rate, and which local rules apply. When we look at a home, I’ll tell you which county it’s in and what that means for your costs.
What does the monthly amenity fee cover?
Every home in The Villages pays a monthly amenity fee. It funds the recreation centers, pools, executive golf courses, pickleball and tennis courts, town square entertainment, and other shared amenities. The fee is tied to the home and adjusts each year with inflation, so two homes on the same street can pay slightly different amounts.
Before you make an offer, I’ll get the exact amenity fee for that specific home so you’re budgeting with a real number, not a brochure estimate.
Is golf really free in The Villages?
Partly. Residents pay no green fees on the executive golf courses, and walking those courses is free. If you want to use your own golf cart on the executive courses, there’s a trail fee you can pay daily, semi-annually, or annually. The championship courses are different: residents are members, but you pay green fees to play them.
Do I need a golf cart?
You don’t have to have one, but most residents use a golf cart to get around. The community is built around golf cart paths that connect neighborhoods, recreation centers, and the town squares. If you’re buying, it’s worth budgeting for a cart and checking how the home’s garage and driveway handle one.
Costs, Bonds, and Taxes
What is the bond on a home in The Villages?
The bond paid for the infrastructure in each area when it was built: roads, water and sewer lines, drainage, and similar improvements. Each home carries its share of that bond. It appears as a separate line (a non-ad valorem assessment) on the annual property tax bill.
The balance can be paid off in full, or left in place and paid down over the remaining bond term. Bond amounts vary a lot from one area to another, and some older areas are already paid off. I’ll find out the remaining balance on any home you’re considering so it’s part of your decision from the start. The Village District Government provides bond payoff figures and amortization schedules.
What is the CDD maintenance assessment?
CDD stands for Community Development District. Separate from the bond, each district charges an annual maintenance assessment to keep up roads, landscaping, retention ponds, and other common areas. Unlike the bond, it doesn’t go away. The district board sets it each year, so it can change. It also appears on your property tax bill.
What should I budget for beyond the purchase price?
When you buy in The Villages, plan for these ongoing costs on top of any mortgage payment:
- The monthly amenity fee
- Property taxes
- The bond assessment, unless it’s paid off
- The CDD maintenance assessment
- Homeowners insurance
- Utilities, trash, and water
- Golf cart costs and optional extras like championship golf
I put these together for every home we seriously consider, so you can compare homes on the real monthly cost, not just the list price.
How does the Florida homestead exemption work?
If the home is your permanent residence as of January 1, you can apply for Florida’s homestead exemption, which can reduce your home’s taxable value by up to $50,000. The deadline to file is March 1 with the property appraiser in the county where the home is located.
Homestead also triggers the Save Our Homes cap, which limits how much your assessed value can rise each year to 3% or the rate of inflation, whichever is lower. For long-term owners, that cap is often worth more than the exemption itself. If you’re moving from another Florida homestead, ask about portability, which can let you carry some of that savings with you. You can estimate your taxes with my property tax estimator.
What do I need to know about homeowners insurance in Florida?
Two inspections drive Florida insurance. A 4-point inspection covers the roof, electrical, plumbing, and HVAC, and many insurers require one on older homes before they’ll write a policy. A wind mitigation inspection documents features like roof attachment and window protection, and a good report can lower your premium.
My advice: order both alongside your general home inspection and get insurance quotes during your inspection period, not the week before closing. The age and condition of the roof affect your premium more than almost anything else.
Buying a Home
Do I need a buyer’s agent, and what does it cost?
You aren’t required to use one, but a buyer’s agent works for you: finding the right homes, pulling the real costs, negotiating, and managing the inspection and closing details. Since August 17, 2024, agents across the country must have a written agreement with a buyer before touring homes together. That agreement spells out what I’ll do for you and how I’m paid.
Buyer agent compensation is negotiable. Depending on the home, it may be covered by the seller, by you, or by a combination. I’ll walk you through the options up front so there are no surprises.
Can you show me every home for sale in The Villages?
Here’s something many buyers don’t know. Brand-new homes built by The Villages are sold only through The Villages’ own sales team. Some resale homes are also listed through The Villages’ in-house real estate company, Properties of The Villages, instead of the public MLS.
I can represent you and your best interests during the home buying process with a Properties of The Villages resale property, as well as with resale homes listed on the MLS. If you’re considering both new and resale, I’m happy to explain how to cover both sides so you see the full picture. You can browse my current listings any time.
Should I get pre-approved before I start looking?
If you’re financing, yes. A pre-approval letter tells sellers you’re ready and able to buy, which makes your offer stronger. It also tells you exactly what price range to focus on. If you’re paying cash, have a recent proof of funds ready instead.
Can I buy a home in The Villages from out of state?
Yes. I can send listings and video walkthroughs, preview homes for you, and keep you updated by phone, text, and email through every step. Many buyers make one trip to see a short list of homes I’ve narrowed down, then handle the rest remotely. Closings can often be done by mail or with a mobile notary.
What inspections should I get?
For most homes I recommend a general home inspection, a 4-point inspection, a wind mitigation report, and a wood-destroying organism (termite) inspection. Depending on the home, you might add a roof inspection or a pool inspection. I’ll help you schedule them early and go through the results with you so you can decide what to ask the seller to fix or credit.
Selling a Home
What does it cost to sell a home in The Villages?
Typical seller costs include the real estate commission, Florida’s documentary stamp tax on the deed ($0.70 per $100 of the sale price), title and closing fees, any mortgage payoff, and your share of property taxes up to the closing date. Who pays for the owner’s title insurance policy varies by county custom and can be negotiated in the contract. Before you list, I’ll give you an estimated net sheet so you know what you’ll walk away with.
Do I have to pay off the bond when I sell?
Not necessarily. The remaining bond balance can be paid off at closing, or it can stay with the home and the buyer takes over the remaining payments on the tax bill. Buyers do look at the bond balance, so we’ll decide together how to present it in your listing and how it affects your pricing.
How do you market a home?
Every listing gets professional photography, drone video, and a full listing on the MLS, which feeds the major home search sites buyers use every day. I prepare the home with you, advise on staging when it’s needed, hold open houses, and follow up with every showing. My goal is to get the home in front of as many qualified buyers as possible in the first weeks, when interest is highest.
Can I sell my Villages home if I’ve already moved away?
Yes. I can handle the local issues, showings, and coordination for you, so you don’t have to travel back. We stay in touch by phone and email, and most closing documents can be signed remotely.
How do you decide what my home should be listed for?
I look at recent comparable sales nearby, homes currently competing with yours, condition and updates, the bond balance, and the location within the community. Then I’ll show you the numbers and recommend a price that attracts serious buyers without leaving money on the table.
Working With Me
Who is Greg Szablewski?
I’m a licensed Realtor with Worth Clark Realty, serving The Villages and the surrounding areas of Sumter, Lake, and Marion counties. Before real estate, I spent 36 years in law enforcement, retiring from the Milwaukee Police Department. I’m also licensed in Wisconsin, which helps the many Villages buyers and sellers with ties to the Midwest. You can read more about me.
What do clients say about working with you?
I’m grateful to have a 5.0-star rating on Google from clients I’ve helped buy and sell. You’ll find some of their reviews on my About page, and you can read all of my Google reviews here.
How do I get started?
Call or text me at (352) 492-1601, email gszablewski@worthclark.com, or send me a message here. Tell me a little about your timeline and what you’re looking for, and I’ll take it from there.
Still have a question?
Every move is a little different. Send me your question or call (352) 492-1601, and I’ll give you a straight answer.
This page is general information, not legal, tax, or insurance advice. Fees, assessments, and rules change. Confirm current figures for any specific home before you buy or sell. Greg Szablewski, Realtor, Worth Clark Realty.
