The short version: your home is in The Villages, in Fruitland Park city limits and in Lake County. That combination changes the tax bill a buyer sees compared with the Sumter County villages they’re also touring. Lay the numbers out early and price against District 11 closings first.
District 11 at a glance
| Villages | Pine Hills, Pine Ridge |
|---|---|
| City and county | City of Fruitland Park, Lake County |
| Created | May 22, 2014 |
| Size | About 692.8 acres; 2,055 home sites |
| Amenity oversight | Project Wide Advisory Committee (Districts 5 to 13 and Brownwood) |
From the District 11 page and Project Wide Advisory. Checked October 8, 2026.
Why the tax bill needs explaining
A buyer touring a Sumter County village in the morning and your home in the afternoon sees two different tax bills. Yours has a Fruitland Park city line and Lake County millage. That isn’t bad, it’s just different, and unexplained differences cost offers. I pull your record from the Lake County Property Appraiser and your bill from the Lake County Tax Collector and show a buyer the full monthly cost next to the alternatives.
Check the parcel for any bond line; I didn’t find District 11’s bond status in public sources, so the Bond Team (352-751-3900) confirms it. District 11’s amenities fall under the Project Wide committee with Districts 5 to 13 (Project Wide Advisory). 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.
Fewer resales, so each one counts
With about 2,000 home sites, there are fewer resales than in the big Sumter districts. That makes each recent closing in Pine Hills or Pine Ridge matter more. I start there, then widen carefully, adjusting for the county and city difference instead of ignoring it.
How selling a Pine Hills or Pine Ridge home works, step by step
- Pull the parcel first.
I start with the Lake County Property Appraiser record and your Lake County tax bill. The non-ad valorem lines show what a buyer will ask about.
- Settle the district numbers.
Check for a bond line with the Bond Team and confirm 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.
District 11 is in Lake County, outside the Sumter-based metro figure, so treat it as background. 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 Pine Hills or Pine Ridge home worth?
Send the address and I’ll send back a price range from Pine Hills and Pine Ridge closings, with the Lake County tax picture spelled out. Prefer email? Write [email protected] with the address. Prefer a call? 352-298-8602.
Questions sellers ask
Is Pine Hills in The Villages?
Yes. Pine Hills and Pine Ridge make up Village Community Development District 11, inside the City of Fruitland Park in Lake County.
Why is my tax bill different from friends in Sumter County?
Different county and a city line. District 11 is in Fruitland Park, Lake County. Buyers need that explained with numbers, not adjectives.
How many homes are in District 11?
About 2,055 home sites on about 692.8 acres, per the District.
Do I compare my home to Sumter County villages?
Your District 11 closings come first. Then we compare carefully, adjusting for the tax and fee differences.
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 11
- District Government: Project Wide Advisory Committee
- 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)
- Lake County Property Appraiser
- Lake 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