Living in The Villages, Florida
Everything a buyer or seller should know before making the move: the market, the bond, the areas, the real monthly cost, and the honest trade-offs. Written by someone who lives here.
In this guide
The Villages at a glance
The Villages is a master-planned community for adults 55 and older, spread across Sumter, Lake, and Marion counties in central Florida. It started north of State Road 466 in the 1990s and has been building south ever since. The developer builds and sells all the new homes.
It is built around three things: golf, town squares with live music every night, and getting almost everywhere by golf cart. For a lot of retirees it is the exact life they pictured. For some it is too much activity, too far from family, or not the quiet they wanted. This guide is here to help you tell which one you are before you buy.
people in the wider area, one of the fastest-growing in the country
homes built, and still growing south
golf courses, most free to residents
clubs and activities
Figures above are the commonly published community numbers. Confirm current figures with The Villages and the districts before relying on them.
Market snapshot
After a decade of fast growth, the resale market here has settled into something more balanced. Prices have eased a little from their peak, homes take a bit longer to sell, and there is a little more to choose from. It still leans toward sellers in many neighborhoods, but the days of naming any price and getting it are over.
| Measure | Recent reading | Direction vs a year ago |
|---|---|---|
| Median resale price | Around $355,000 | Down roughly 2 to 3 percent |
| Price per square foot | Around $224 | Down about 6 percent |
| Median days on market | About 44 days | Roughly flat |
| Months of supply | Just over 1 month | Still tight, slightly looser |
| Homes sold per month | Higher than last year | Volume is up |
Before you rely on these
These readings come from Redfin and Zillow market summaries from mid-2026, not a September report. For an offer or a listing decision, pull the current month's numbers for your specific village from the MLS. Lili can do that for you.
The market did not crash. It normalized. If you are selling, that means pricing right the first time matters more than it has in years.
Why people move here
The lifestyle is turnkey. More than 50 golf courses, over 100 recreation centers and pools, thousands of clubs, pickleball everywhere, and free live entertainment on the town squares every night of the year.
You can live by golf cart. Roughly 90 miles of cart paths connect homes to the squares, pools, courses, groceries, and many doctor's offices, with tunnels and bridges under the busy roads.
No state income tax. Florida does not tax income, and the homestead exemption plus the Save Our Homes cap hold your property taxes down once it is your primary home.
Healthcare is close and built for this age group. A large primary-care network inside The Villages, a hospital in the community, and more hospitals in Ocala and the Orlando area. A VA outpatient clinic is on site.
It is easy to make friends. The club system and the squares are designed so a new resident can build a social circle fast. That matters more than people expect.
Resale demand stays strong. Steady in-migration means most well-priced homes sell, which protects your investment when it is your turn to move on.
The Villages difference
Nearby towns like Ocala, Leesburg, and Lady Lake have homes that cost less per square foot and lots that are larger. What they do not have is the connected cart-path system, the nightly entertainment, the club structure, and the single set of amenities you get for one monthly fee. You are paying for the system, not just the house.
Search homes for sale
Browse active listings across The Villages and the surrounding towns, updated from the MLS.
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Place your MLS or IDX home-search widget in this section. Until then, homes are at lilianawhittington.com, or text Lili the words you are searching for and she will send a live list.
New construction vs resale, and the home types
Most buyers weigh a brand-new home from the developer against an existing one. Both can be right. Here is the honest trade.
New construction
- Built and sold by the developer, concentrated in the newer areas south of County Road 466A, including Eastport, Middleton, and the Southern Oaks and Fenney area.
- Everything is new and under warranty. You pick the floor plan and, when lots are available, the homesite.
- Often a wait while it is built, and a move-in date that can move.
- Landscaping is young. The bond is typically larger and unpaid.
- The sales representative works for the developer, not for you.
Resale
- Available now. You can walk it before you decide, and choose the location near a specific square or course.
- Established neighborhood, mature landscaping, real shade.
- The bond may be partly or fully paid, which can be real money the price does not show.
- Room to negotiate on price, terms, and closing date, and you have your own agent.
- You may update or repair some things.
The home types and rough resale prices
| Type | What it is | Typical resale range |
|---|---|---|
| Patio villa | Attached or compact, low maintenance, small lot | $230,000 to $330,000 |
| Courtyard villa | Detached villa with a walled private yard | $280,000 to $420,000 |
| Cottage home | Small single-family, the common starter here | $320,000 to $470,000 |
| Designer home | The popular move-up tier, more space and finish | $430,000 to $700,000 |
| Premier home | Largest lots, custom features, premium locations | $650,000 to $1.5 million and up |
Ranges move with the market and vary a lot by area and by whether the bond is paid. Treat these as a starting point, not a quote.
The bond and the real monthly cost
The purchase price is only part of what a Villages home costs. Four other things matter, and they are the first things to check on any home you are serious about.
The bond
The bond pays for the roads, water lines, and infrastructure in your area. It is attached to the property, not the price. You can pay it off early or pay it down over about 30 years on your tax bill. Newer homes to the south usually carry a large unpaid bond. Older homes to the north often have a bond that is mostly or fully paid, and some resales have it paid off entirely.
The amenity fee
A fixed monthly fee, a little under $200 for most homes, that covers the recreation centers, pools, and executive golf. It was set when the home was first sold and it adjusts over time, tied to inflation. It does not change based on how much you use it, and it is not optional.
District and fire assessments
Your Community Development District bills annual assessments for maintenance, and there is a separate fire district charge. Both appear on your property tax bill.
Property tax and insurance
Property tax rates differ by county, and Sumter County tends to run a little lower than Lake or Marion. Florida homeowners insurance has risen sharply statewide. The Villages sits inland, about 75 miles from either coast, so storm-surge risk is low, but you are still buying Florida insurance.
A sample monthly cost on a $355,000 home
| Line | Estimate | Notes |
|---|---|---|
| Mortgage principal and interest | $1,900 to $2,100 | 20 percent down, current rates, varies |
| Property tax | $300 to $450 | After homestead, by county |
| Homeowners insurance | $150 to $300 | More for a larger or older home |
| Amenity fee | About $204 | Fixed monthly |
| Bond payment | $0 to $250 | Zero if the bond is paid off |
| CDD and fire assessments | $100 to $200 | On the tax bill, varies by district |
That puts a realistic all-in monthly figure for a mid-priced home somewhere around $2,700 to $3,500 before utilities, food, and golf cart. A cash buyer removes the mortgage line. Every number here changes by home and by year, so get the real figures on the specific property.
Ask the agent
- Is the bond paid? If not, what is the balance and the annual payment?
- What is the amenity fee on this exact home?
- What did the CDD and fire assessments total last year?
- What is the seller's current insurance premium?
The areas, north to south
The Villages grew from north to south, so where a home sits tells you a lot before you see it: the age of the build, the size of the bond, the feel of the streets, and which town square is yours.
North of 466: the historic side
The original Villages, closest to Spanish Springs town square. Mature trees, walkable feel, and homes that often have a smaller or fully paid bond. Villas and cottages dominate, with some designer homes.
Tip from Lili: this is where your dollar buys a paid bond and shade. If low monthly cost matters more than a brand-new kitchen, start here.
The 466 to 466A corridor: Lake Sumter Landing
Built out through the 2000s around the waterfront Lake Sumter Landing square. A wide mix of cottages, designer homes, and premier homes. Central to everything, with hospital and shopping close.
Tip from Lili: the most balanced choice for a lot of buyers. Established but not old, central, and deep inventory so you have options.
Around Brownwood
The third square, with a ranch and country theme. Newer homes, larger designer and premier product, and quick access to the Florida Turnpike for trips to Orlando or the coast.
Tip from Lili: good pick if you drive out of The Villages often. The Turnpike ramp saves you real time.
Fenney, Southern Oaks, and the far south
The newest sections, still filling in. Newest amenities, newest homes, nature-preserve landscaping, and the largest unpaid bonds. This is where most new construction is right now.
Tip from Lili: beautiful and brand new, but run the bond math. A $30,000-plus unpaid bond changes your monthly picture.
Eastport: the fourth town square
The Villages' fourth square is opening this year at Eastport, with a hotel, restaurants, and a Walmart Supercenter nearby. It anchors the continued southern growth.
Tip from Lili: exciting, and early. If you buy near a square that is still opening, you are betting on what it becomes. That can work out well. Go in with your eyes open.
The surrounding towns
Lady Lake, Wildwood, Fruitland Park
Towns that border The Villages, some with Villages homes inside their limits and some with regular neighborhoods. Lower prices, and no 55-plus rule, so family can live with you.
Leesburg and Summerfield
A short drive out. Bigger lots, waterfront options on the Harris Chain of Lakes near Leesburg, and no amenity fee. You give up the cart-path connection to the squares.
Ocala
A real city with its own downtown, hospitals, and the World Equestrian Center. Equestrian properties and acreage that do not exist inside The Villages.
The Villages vs nearby towns
| The Villages | Ocala | Leesburg | Lady Lake / Wildwood | |
|---|---|---|---|---|
| Median home price | ~$355k | ~$290k | ~$300k | ~$310k |
| Age restriction | 55 plus | None | Some communities | Mixed |
| Monthly amenity fee | Yes, about $204 | No | Usually no | Varies |
| Bond on the home | Common | No | Rare | Some Villages homes |
| Golf-cart connected | Yes, extensive | No | No | Partly |
| Nightly entertainment | Yes, free | Downtown events | Limited | Limited |
| Lot sizes | Small to medium | Medium to large | Medium to large | Medium to large |
| Best for | Turnkey active-adult lifestyle | City services, acreage, horses | Lakes, value, all ages | Lower cost, family nearby |
Prices are rough medians for orientation, not current readings. The pattern holds: The Villages costs more per square foot and gives you the connected lifestyle system in return.
Healthcare
Healthcare access is one of the real reasons this area works for retirees.
Primary care inside The Villages. A large network of primary-care and specialty centers built around this age group, with locations near each square.
A hospital in the community. A full-service hospital serves The Villages directly, with more hospital systems in Ocala and the Orlando area within 30 to 60 minutes.
Veterans. A VA outpatient clinic operates on site, with the larger VA medical centers in Gainesville and Orlando.
Specialists. Cardiology, orthopedics, oncology, and eye care are all represented locally, which is not true of every retirement town this size.
If a specific condition drives your move, tell Lili early. It can point you toward one area over another.
Getting around and airports
Golf carts
Around 90 miles of paved cart paths connect the community, with tunnels and bridges under the main roads. Many residents run daily errands, get to medical appointments, and go out at night entirely by cart. A street-legal cart can also drive on roads posted 35 miles per hour or less. New carts run from about $12,000 to well over $30,000, and used carts cost much less.
Driving and airports
| Destination | Drive time |
|---|---|
| Orlando | About 1 hour |
| Orlando International Airport (MCO) | 1 hour 15 minutes |
| Orlando Sanford Airport (SFB) | About 1 hour |
| Gulf beaches near Clearwater | About 1 hour 30 minutes |
| Atlantic beaches near Daytona | About 1 hour 30 minutes |
| Ocala | About 30 minutes |
There is a regional airport in Ocala for general aviation, an Amtrak station in nearby Wildwood, and the Florida Turnpike runs along the south end of The Villages near Brownwood.
Things to do
Golf. More than 50 courses. The executive courses are free to residents beyond a cart fee. The championship courses charge a green fee.
Pickleball and tennis. Hundreds of courts, leagues at every level, and one of the largest pickleball scenes in the country.
Clubs. More than 3,000 of them, from woodworking and quilting to flying, motorcycles, dancing, and every card game there is.
The squares. Free live music every single night at Spanish Springs, Lake Sumter Landing, and Brownwood, with Eastport joining this year.
Performing arts. The Sharon L. Morse Performing Arts Center and the Savannah Center bring touring shows, concerts, and comedians.
Pools and rec centers. Over 100 of them, from quiet adult pools to family pools for when the grandkids visit.
Weather and hurricane season
Winters are the payoff: daytime highs in the low 70s, nights in the 45 to 55 range, and lots of sun from November through April. That is snowbird season, and the community is at its busiest.
Summers are hot and humid, with highs in the low 90s and an afternoon thunderstorm most days from June through September. The area gets around 50 inches of rain a year, most of it in summer.
Hurricane season runs June through November. The Villages is inland, roughly 75 miles from either coast, so storm surge is not a threat here. Wind, heavy rain, and power outages are the real risks, and recent storms have caused inland tree and roof damage. Newer Florida homes are built to strong wind codes. Factor a generator or a plan into your budget.
Future growth
Eastport. The fourth town square opens in 2026, with Hotel Eastport, new restaurants, and a Walmart Supercenter on State Road 44.
Continued southern expansion. Building is active in areas like LaGrange and Long Creek, and the developer has pointed to more than 3,400 home sales projected for 2026.
Roads and services. New fire stations, road widening on the busy 466 and Buena Vista corridors, and added commercial development follow the rooftops south.
What this means for you: the community keeps adding new homes, which keeps competing with resales. If you buy a resale, that is an argument for a strong marketing plan when you sell. If you buy new, know that the next new section may be even further south.
Deed compliance, and why it matters right now
The Villages has deed restrictions that control exterior paint colors, landscaping, driveways, roof shingles, and additions. Changes need approval from the Architectural Review Committee, and the districts enforce the rules.
This is an active issue in 2026. In one recent case a couple was ordered to repaint their home because the color was never approved, facing a fine and daily penalties. District officials are now pushing for compliance checks before a home is resold, because buyers have closed on homes and only later discovered a violation on the driveway, the roof, or the landscaping. Once you own it, fixing it and paying any fines is your responsibility, not the seller's.
What Lili does
On every home her buyers consider, she checks the compliance status before an offer goes in. On the listing side, she gets a seller's home compliant before it hits the market, so a violation does not blow up the deal at closing.
Honest pros and cons
Pros
- A complete, turnkey lifestyle for one monthly fee
- Golf-cart living that actually replaces a second car
- No state income tax, plus the homestead cap on property tax
- Healthcare built for this age group, close by
- Easy to build a social life fast
- Strong resale demand when it is your turn to sell
- Inland location with low storm-surge risk
Cons
- Age-restricted. Not a place to raise young children, and guests under 19 cannot live with you
- The bond, the amenity fee, and the district assessments add up. Budget for all of them
- Deed restrictions are strict and enforced
- Hot, humid summers with daily storms
- Traffic on the main roads has grown with the community
- Homes and streets can feel similar from one area to the next
- The coast is about 90 minutes away, not down the road
None of these are reasons to rule it out. They are reasons to buy with the real numbers and a clear head.
People also ask
What is the age requirement?
Can I rent a home out?
Should I want a home with the bond paid off?
Is it really golf-cart friendly?
Is The Villages a good investment?
Can I buy from out of state without seeing the home in person?
How safe is The Villages?
Do I need my own agent, or can I use the sales center?
Lili's take
I came to the United States from Colombia in 1996 and rebuilt my life here in a language that was not my first. My husband pastors a church in The Villages, and we have lived here since 2016. I have sold homes in Florida for more than 20 years, more than 450 of them.
A move at 65 or 70 is not the same as a move at 30. There is more money on the table and less time to fix a mistake. Most of my clients are selling a home somewhere else and buying here at the same time, so I run both sides of the move myself. That way the timing is one person's job, not two agents pointing at each other.
People don't care how much you know until they know how much you care. Being a pastor's wife taught me that. It is the whole job.
If The Villages is right for you, I will tell you which areas fit how you want to live. If it is not, I will tell you that too.
Lili Whittington
Ready to look at this for real
If you are even thinking about a move to The Villages, let's just talk. No pressure and no pitch. I will give you my honest read on your budget, your timing, and the areas worth your time.
If you have a home to sell first, we will plan both sides as one move.
Lili Whittington, MBA, Broker Associate. More than 20 years in Florida real estate, in The Villages since 2016, more than 450 homes sold. Designations: CLHMS, SRES, MRP, ABR, SFR, CIPS. Full service in English and Spanish.
"Fantastic realtor to work with, very knowledgeable about real estate and the area."
"Excellent, professional, great marketing, good follow-up."
The Lili Whittington Group is a brand of Lili Whittington, Broker Associate, licensed through Soundings LLC. Equal Housing Opportunity.
This guide is general information, not legal, tax, or financial advice. Market figures are drawn from third-party summaries and are not current-month readings. Bond balances, amenity fees, district and fire assessments, tax rates, insurance costs, home tiers, community rules, and drive times change over time and vary by property and by county. Confirm every figure for the specific home and the current year before you make an offer or list. Nothing here is a guarantee of price, timing, or outcome.