The short version: these districts were created in 2004, and District 9 posts its bond schedules unit by unit. Get your balance (if any) and amenity rate in writing, then price against your village and model.
Districts 9 and 10 at a glance
| District 9 | Bridgeport at Mission Hills, Charlotte, Collier at Atwood Bungalows, Fernandina, Gilchrist, Pinellas, SanibelCreated Sept. 28, 2004; about 1,309.8 acres; 5,480 home sites |
|---|---|
| District 10 | Charlotte, Collier, Collier at Alden Bungalows, Collier at Antrim Dells, Dunedin, Hillsborough, Labelle, Lake Deaton, Osceola Hills, Osceola Hills at Soaring Eagle PreserveCreated Sept. 2004; about 1,588.8 acres; 6,639 home sites |
| County | Sumter County |
| Town square | Brownwood Paddock Square, run by the Brownwood CDD, a commercial district of about 239 acres in Wildwood |
| Amenity oversight | Project Wide Advisory Committee (Districts 5 to 13 and Brownwood) |
| Nearby amenities | Eisenhower Regional Recreation, 3560 Buena Vista Blvd, opened November 2013 |
From the District 9 and District 10 pages, Brownwood CDD, Project Wide Advisory and Villages-News. Charlotte appears on both district lists. Checked October 8, 2026.
Your bond balance, in writing
The District posts bond amortization schedules unit by unit for District 9 (example: Unit 971). That means your buyer can see the rate and the years left, and so can you. For a District 10 home I check the tax bill first. Either way, I confirm the balance with the Bond Team (352-751-3900), and decide with you whether paying it off before listing helps your net or not.
The amenity fee is set by each home’s deed covenant and adjusts by CPI on its own anniversary date, so neighbors can pay different amounts. The District publishes no single rate for everyone. I confirm your home’s amount, and what a buyer will pay after closing, with District Utilities before we price.
What sells a home here
Buyers in this part of The Villages often tour several villages in a day. The homes that sell first have the monthly numbers in the listing, a recent roof or HVAC story, and a price that matches the last few closings of the same model. For the square itself, see Brownwood Paddock Square.
How selling a Brownwood area home works, step by step
- Pull the parcel first.
I start with the Sumter County Property Appraiser record and your Sumter County tax bill. The non-ad valorem lines show what a buyer will ask about.
- Settle the district numbers.
Pull your unit’s bond schedule, confirm the balance with the Bond Team and the amenity rate your buyer will pay (District utilities).
- Price against the right comps.
Same village or district, same home type (villa, cottage, designer, premier), similar age and condition. A Villages-wide average hides all of that.
- Fix only what pays.
Roof age, HVAC, water heater and lanai condition come up in almost every inspection here. We decide what to repair, credit or disclose before photos, not after an inspection report.
- Disclose in writing.
Florida sellers must disclose known defects that materially affect value and aren’t easy to see. Since October 1, 2024, residential sellers also give a separate flood disclosure at or before contract; it was expanded on October 1, 2025.
- Know your net before you list.
Florida deed doc stamps are 70 cents per $100 of price (Florida DOR), and sellers usually pay them. Run your own numbers on the seller net sheet or the transfer-tax calculator.
Market context, with dates
These are public numbers for the whole Villages market. They show direction, not your price.
| Median sale price | $342,156, down 0.6% from a year earlierRedfin data, The Villages metro, January to June 2026 |
|---|---|
| Median days on market | 53.9 days, 6.7 fewer than a year earlierSame Redfin mid-year review |
| Active listings | 928, down 12.7%Same review; 3.9 months of supply |
| Florida, single-family | $415,000 median, August 2026Florida Realtors |
Sources: Redfin via WFTV, published Aug. 3, 2026; Florida Realtors, September 2026 release.
Districts 9 and 10 are inside that Sumter County metro. Public sites disagree with each other by tens of thousands of dollars at the village and ZIP level, so I don’t print those numbers here. For your value I pull actual closed sales from the MLS for your village, home type and condition.
What is my Brownwood area home worth?
Send the address and I’ll send back a price range from recent District 9 and 10 closings, with the bond balance factored in. Prefer email? Write [email protected] with the address. Prefer a call? 352-298-8602.
Questions sellers ask
Which villages are in Districts 9 and 10?
District 9: Bridgeport at Mission Hills, Charlotte, Collier at Atwood Bungalows, Fernandina, Gilchrist, Pinellas, Sanibel. District 10: Charlotte, Collier and its bungalows and dells, Dunedin, Hillsborough, Labelle, Lake Deaton, Osceola Hills and Osceola Hills at Soaring Eagle Preserve.
How do I find my bond balance?
District 9 posts amortization schedules by unit, and the Bond Team (352-751-3900) gives current balances and payoffs. I can request it for you.
Is Brownwood in Wildwood?
The Brownwood CDD, which runs the square, is a commercial district of about 239 acres in the City of Wildwood. Your home’s own city limits are on the parcel record.
Will a bond line scare buyers off?
Not when it’s explained up front. Most buyers here have seen bond lines before. What hurts is finding it late.
Sources
Checked October 8, 2026. Fees, bonds and district details change, so I confirm every number on your parcel before it goes in a listing.
- District Government: District 9
- District Government: District 10
- District Government: Brownwood CDD
- District Government: Project Wide Advisory Committee
- Villages-News, Nov. 12, 2013: Eisenhower Recreation Center grand opening
- District 9 bond amortization schedule example (Unit 971)
- District Government: FAQs (bond payoff, Bond Team 352-751-3900)
- District Government: utility bill and amenity fee adjustments
- District Government: utility rate information (amenity fees follow each home’s deed covenant)
- Sumter County Property Appraiser
- Sumter County Tax Collector
- WFTV / Stacker using Redfin data: The Villages mid-year housing market review (published Aug. 3, 2026)
- Florida Realtors: Florida housing market levels off in August (2026)
- Florida Department of Revenue: documentary stamp tax
- Florida Statutes 689.302: flood disclosure in residential sales