Pennbrooke Fairways, Leesburg: what the documents say

The short version: Pennbrooke Fairways is governed by Pennbrooke Homeowners’ Association, Inc., not by a Villages district, so these homes carry no Villages amenity fee and no Villages bond. Its 55+ status is written into a recorded 1998 supplement to its declaration. Lake County codes most Pennbrooke homes as single-family and 158 as manufactured homes, and the golf course parcel is titled to the HOA. Before you sign, get the estoppel, the occupancy approval and the rental rules in writing, and price against Pennbrooke sales of the same home type.

Pennbrooke Fairways at a glance

Association	Pennbrooke Homeowners’ Association, Inc. Welcome Center at 501 State Road 44, Leesburg.pennbrookefairways.org
County and city	Lake County. The mailing address says Leesburg, but none of the 1,240 Pennbrooke home parcels fell inside the City of Leesburg limits on the county’s GIS layer, which makes them unincorporated Lake County.Lake County GIS. Confirm on the tax bill for the address.
Age rule	Planned adult community: at least 80% of occupied homes must have one resident 55 or older, and permanent residents must be 18 or older.Second Supplement to the Amended Declaration, Lake County O.R. Book 1584, Page 839 (1998); HOA New Resident Application
Home types	Both site-built and manufactured homes. The HOA’s rules set a standard for each. County land-use codes: 1,082 single-family and 158 manufactured-home parcels.Rules for Community Living (revised 11/18/25); Lake County GIS
Land	The declaration defines an owner as the fee simple title holder of a home lot, and each home sits on its own platted lot parcel in county records.Amended Declaration (1987), Article I
Golf	Three nine-hole courses: The Oaks (par 30) and Meadows (par 32), both executive, and The Sanctuary (par 35), a full-length nine. Open to the public. The golf course parcel is titled to the HOA.Pennbrooke course description; Lake County GIS
Size and age	The HOA describes “a community of over 1,230 homes.” Plats were recorded from 1988 (Phase 1A) to 2004, and county year-built dates run from 1987 to 2025.

Parcel counts and codes: Lake County GIS, October 10, 2026. Each Pennbrooke home parcel was tested against the county’s Leesburg city-limits layer.

What changes compared with The Villages

No Villages district reaches Pennbrooke. That means no Villages amenity fee and no Villages infrastructure bond on the tax bill. What you pay instead is a Pennbrooke HOA assessment. The HOA doesn’t publish the amount on the public pages Mo checked, so the number comes from the estoppel certificate for the specific lot, not from a forum post.

The HOA does post its transaction fees: $299 for estoppel processing, paid by the seller, and $150 for the ownership transfer or lease application, paid by the buyer. Taxes are Lake County’s, not Sumter’s, so use the property-tax guide with the right county.

Golf is its own line item. The course parcel is an HOA asset, and the golf club posts its own articles of incorporation, bylaws, board and financial statements on the HOA site. If you don’t golf, ask how the golf budget affects your assessment. If you do, ask what a membership costs on top of it.

Get these in writing before you sign

The HOA disclosure summary.
Florida law requires it before you sign the contract. If it comes late, the contract is voidable by the buyer for three days after receipt or until closing, whichever comes first.
The estoppel certificate.
It shows the assessment, anything owed on the lot and the closing fees. Order it early. The HOA’s Realtor page routes estoppel requests to Leland Management.
Occupancy approval, with a date.
The New Resident Application is due at the Resident Service Office four weeks before closing, with birth dates and ID for every occupant. Under the declaration, the HOA issues its approval certificate within 10 business days of getting the contract. Anyone who doesn’t meet the declaration’s definition of an adult (55 or older, or over 40 and living with someone 55 or older) needs the HOA’s acceptance, which depends on the 80% test.
Proof of what the home is.
Site-built and manufactured homes are financed, insured and appraised differently. Check the county land-use code, and for a manufactured home ask for the HUD label and data plate details before your lender or insurer does.
The rental rules, if you might lease it.
A 2023 recorded amendment (O.R. Book 6137, Page 2471) sets a three-month minimum, allows no more than three leases per calendar year and bans Airbnb-style short-term rentals.

How Mo prices a Pennbrooke home

Split the home types first.
A manufactured home and a site-built home on similar lots attract different buyers and different loans. Mo starts from the county land-use code, then pulls comps of the same type.
Pennbrooke sales only.
Not nearby Villages sales and not Royal Highlands. Golf frontage matters here: the county codes 281 Pennbrooke home parcels as golf-front.
Era and condition.
Most homes were built between the mid-1990s and early 2000s, so roof age, HVAC and permits move the price more than finishes do.
Documents before the number.
Sellers see the estoppel cost and approval timeline on their net sheet. Buyers see the assessment before they tour twice.

What Mo can show you

No invented Pennbrooke sales.

Mo hasn’t closed a sale inside Pennbrooke. His nearest verified Lake County result is 40140 Palm St, Lady Lake: listed at $299,999 and sold for $307,000 on July 22, 2026, for an out-of-state seller.

How Pennbrooke compares with nearby options

Royal HighlandsEvery home parcel is coded single-family, and the golf course belongs to a separate company, not the owners’ association.
Arlington RidgeInside Leesburg city limits, with a community development district that carries its own bonds and owns the golf club.
The Plantation at LeesburgMore than twice Pennbrooke’s size, with two 18-hole courses and some villages that have a second association.
The VillagesDistrict bond and amenity fee, verified per address.

Questions people ask about Pennbrooke Fairways

Is Pennbrooke Fairways part of The Villages?

No. Pennbrooke Fairways is governed by Pennbrooke Homeowners’ Association, Inc. in Lake County. Its homes carry no Villages amenity fee and no Villages bond. They pay a Pennbrooke HOA assessment, which the estoppel for the lot will show.

Is Pennbrooke Fairways a 55+ community?

Yes. A 1998 supplement to its declaration, recorded in Lake County O.R. Book 1584, Page 839, makes it a planned adult community. At least 80% of occupied homes must have one resident 55 or older, and permanent residents must be 18 or older.

Are Pennbrooke homes manufactured or site-built?

Both. On October 10, 2026, Lake County coded 1,082 Pennbrooke home parcels as single-family and 158 as manufactured homes, and the HOA rules set a standard for each type. Confirm the type on the specific home before you finance or insure it.

Is Pennbrooke Fairways a land-lease community?

Not according to its declaration, which defines an owner as the fee simple title holder of a home lot. Each home also sits on its own lot parcel in county records. Confirm the vesting on your title commitment.

Can I rent out a Pennbrooke home?

With limits. A 2023 recorded amendment sets a three-month minimum lease, allows no more than three leases per calendar year and prohibits short-term rentals such as Airbnb. The HOA must approve tenants before they move in.

Sources

Checked October 10, 2026. HOA documents and fees change; Mo re-reads the current versions before any Pennbrooke offer or listing.

Next step

Weighing a Pennbrooke address?

Send Mo the address. He’ll pull the parcel record, the HOA documents and the Pennbrooke sales of the same home type, then tell you straight what he’d pay or list it for.

Book a 15-minute call → What’s my home worth?

Mo Mufti, REALTOR® · LPT Realty, LLC · 352-298-8602 · [email protected]

Pennbrooke Fairways: one HOA, two kinds of homes, no Villages fees.