Buying a Home in The Villages, Step by Step
Everything you need to know to buy with confidence: the 55+ rule in plain language, how financing works here, the real numbers behind the price, and how Lili Whittington walks you from first call to closing.
How buying a home in The Villages works
Buying here is not like buying anywhere else. The age rule, the bond, the amenity fee, and the three-county tax lines all matter. Here is the honest path, in order.
Start with a free consultation
Tell me your timeline, budget, and what home should feel like for you. Buyers here come from all over, so we start by getting clear on the goal: a courtyard villa near Lake Sumter Landing, a designer home in a newer village south of 466A, or something a little quieter. No pressure, no obligation, just a plan.
Get pre-approved first
A mortgage pre-approval tells you exactly what you can afford, so we only look at homes in your real range. I work with local lenders who handle Villages transactions all the time, and military families can explore VA loan benefits with lenders who know them. Cash buyers skip this step, but everyone else should do it before touring.
Decide new construction vs resale, and home type
The Villages has new homes built and sold by the developer, and resales everywhere from patio villas to premier homes. New means under warranty with a wait and a larger bond. Resale means you can walk it today, the landscaping is mature, and the bond may be partly or fully paid. Both can be right; the honest trade is in the guide below.
Tour homes, in person or by video
If you are local, we drive the villages and walk the short list. If you are buying from out of state, I walk homes by live video, check the details you would check in person, and send you honest notes the same day. You are never choosing a home blind.
Make a strong offer
I pull the sold comps from Stellar MLS, build the offer around what the home is actually worth, and negotiate on your side. On new construction, remember the sales representative works for the developer, not for you. Your own agent, at no extra cost to you, protects your interests through the whole contract.
Inspection and due diligence
We order the home inspection and use your due diligence period to check not just the house but the numbers: the bond balance, the amenity fee, the insurance picture, and the county's property tax history. Anything that needs fixing or adjusting becomes part of the negotiation before closing.
Close and move in
The title company handles the paperwork and prorates the amenity fee, property taxes, and district assessments day by day, so you only pay for the days you own the home. I stay in the loop through the final walkthrough and the keys, and I stay in your corner after closing, too.
Most buyers start three to six months before they want to move. The more time we have, the more calmly we can handle the financing, the sale of a home back home, and the hunt itself.
The 55+ rule, in plain language
The Villages is an adult community, and the age rule is simpler than people expect:
At least one person in every household must be 55 or older, and everyone who lives in the home must be at least 19.
It is a residence rule, not a visit rule. Grandchildren, adult children, and friends of any age are welcome to visit and stay as guests. The rule is about who lives there day to day.
You do not have to be 55 to buy. The rule applies to who occupies the home. Second homes, rental properties, and homes bought for a parent or grandparent all work differently; we sort out your exact situation together.
The surrounding towns have no age limit. Lady Lake, Wildwood, and Fruitland Park are all-age communities just outside the gates, so many families put older parents in The Villages and themselves just up the road.
"If the age rule fits your family, The Villages is one of the most welcoming places on earth. If it does not fit, we find the community that does."
Lili Whittington
Financing your Villages home
The mortgage is only part of the monthly math. Here is how financing actually works here, and what to line up before the offer.
Get pre-approved before you tour
Pre-approval sets your real budget and makes your offer stronger in a competitive market. Your lender will want income, assets, and credit documentation. Plan for it early; it costs nothing and changes everything.
The carrying costs ride on top of the mortgage
The bond, the amenity fee, property taxes, and insurance are not part of your mortgage payment, but they are part of your monthly cost. Budget for the whole picture, not just the principal and interest.
VA loans for veterans and military
Veterans and active-duty families can use VA loan benefits in The Villages. As a Military Relocation Professional, I coordinate with lenders who handle VA transactions and understand the process end to end.
Lenders who know The Villages
Not every lender understands bonds, amenity fees, and county tax lines. I can connect you with lenders who underwrite Villages homes regularly, so your pre-approval means something when the offer lands.
Ask your lender for a loan estimate early. It shows the interest rate, closing costs, and the monthly payments before you commit to anything. Compare two or three estimates, and give me a call so we can sanity-check the Villages-specific numbers together.
The costs beyond the price
The Villages has no traditional HOA. Instead, homes carry a monthly amenity fee of about $204 that covers golf, pools, recreation centers, and the lifestyle system. Depending on the home, a community development district bond adds to the carrying cost, and property taxes, insurance, and utilities ride on top.
I break down the complete monthly picture on the Cost of Living in The Villages page, so the price never surprises you at closing.
Want the full monthly breakdown for a specific home? Send me the address and I will pull the bond balance, amenity fee, and tax history from the records.
Call (954) 235-4766New construction or resale?
Most buyers weigh a brand-new home from the developer against an existing one. Both can be the right call. Here is the honest trade.
New construction
- Built and sold by the developer, mostly in the newer areas south of County Road 466A
- Everything new and under warranty; you choose the floor plan and finishes
- A wait while it is built, and a move-in date that can move
- The bond is typically larger and unpaid
- The sales representative represents the developer, not you
Resale
- Available now; you can walk it before you decide
- Established neighborhood with mature landscaping
- The bond may be partly or fully paid, which is real money
- Room to negotiate price, terms, and closing date
- You have your own agent working for you
For the full breakdown of home types and typical resale ranges, see the complete relocation guide. The ranges there move with the market, so I always pull current numbers for the exact homes you are considering.
A buyer's advocate who answers the phone
One person, every time
You talk to me, not a rotating team. I know your story, your budget, and your hesitations, because I am the one in every conversation.
Bilingual, English and Spanish
For Spanish-speaking buyers and families relocating from Puerto Rico, Cuba, South America, and beyond, I speak the language literally and culturally. Every document, every negotiation, every question, in your language.
Built for out-of-state buyers
Live video tours, digital documents, remote closings, and a network of local inspectors and lenders. Your eyes and ears in Central Florida until the day you arrive.
Credentials that match your situation
ABR for buyer representation, SRES for seniors, MRP for military families, and CLHMS for luxury homes. I have done this for 20+ years and more than 450 homes sold, and it shows in every negotiation.
The questions buyers ask me first
Do I have to be 55 to buy a home in The Villages?
No. You can buy a home at any age. The age rule is about who lives there: at least one resident of every household must be 55 or older, and everyone living in the home must be at least 19. Many buyers purchase second homes or rental properties here at younger ages, and the renter or resident must meet the same age rule.
What is the 55+ rule, in plain language?
One sentence: at least one person in the household must be 55 or older, and no one under 19 may live in the home. It is a residence rule, not a visit rule. Family of any age, including grandchildren, are welcome to visit and stay as guests. If you are a couple where both of you are under 55, or you have children under 19, this community is not the right fit for full-time living.
Should I buy new construction or a resale?
New homes from the developer come with a warranty and your choice of finishes, but you wait for construction and the bond is typically newer and larger. Resales are available now, have mature neighborhoods, and often have a bond that is partly or fully paid, which is real savings the listing price does not always show. I will run the full math on both for your budget.
What is the bond, and is it a deal breaker?
The bond is a community development district assessment that paid for the roads and infrastructure in your area. It attaches to the property and is paid back over about 30 years on your tax bill, or you can pay it off early. A paid-off bond removes real money from your monthly carrying cost. Run the full monthly math on each home rather than deciding on the bond alone.
Can I buy from out of state without seeing the home?
Yes. I work with out-of-state and international buyers all the time, show homes by live video, handle the paperwork remotely, and coordinate the move when my clients are selling and buying at the same time. Most buyers still plan one visit before closing, and I make that trip count.
Do I need my own agent when buying new construction?
Yes, and it costs you nothing extra. The sales representative works for the developer. When you buy with your own agent, the developer typically pays our commission, and you have someone on your side of the table through the contract, the build, and the closing.
Have a question that is not here? Ask me anything. If I do not know the answer, I will find it.
Ask Me in a Free CallGet the Buyer's Guide, built for your move
Tell me where you are in the process and I will send you the guide with my honest take on your timeline, your budget, and the best first step. No pressure, no obligation.
- The Buyer's Guide for The Villages, delivered by email
- A short list of villages and home types matched to your lifestyle
- A straight answer on financing, the bond, and the 55+ rule for your family
Looking forward to talking again.
Start your search now
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