The short version: the District says there are no outstanding bond assessments on any unit in Districts 1 and 2. That’s a real selling point, and it belongs in the listing. District 3 is a parcel-by-parcel check. Price against homes your age and type, and get ahead of the roof and systems questions.
The districts at a glance
| District 1 | De Allende, De La Vista, Hacienda, Palo Alto, Rio Grande, Rio Ponderosa, Rio Ranchero, Tierra Del SolCreated 1992; about 998 acres; 3,444 home sites |
|---|---|
| District 2 | Alhambra, Belle Aire, Palo Alto, Santo Domingo, SantiagoCreated 1996; about 989.6 acres; 3,668 home sites |
| District 3 | Belle Aire, Cottages at Summerchase, Glenbrook, Polo Ridge, Summerhill, Sunbury of GlenbrookCreated 1998; about 894.6 acres; 3,762 home sites |
| County | Sumter County |
| Bonds | Districts 1 and 2: no outstanding bond assessments on any unit, per the District. District 3: check the parcel |
| Amenity oversight | Amenity Authority Committee (north of CR 466) |
From the District 1, District 2 and District 3 pages, the Finance and bonds page and Amenity Authority. Palo Alto and Belle Aire each span two districts. Checked October 8, 2026.
Why the bond line helps you here
Buyers shopping newer districts get a bond line on the tax bill. The District’s finance page says Districts 1 and 2 have no outstanding bond assessments for any unit. If your tax bill agrees, say so in the first line of the listing. It changes the monthly math a buyer runs.
In District 3, I don’t assume. District 3 posts a yearly deadline for a payoff to come off the next tax bill, so some parcels may still carry a balance. Call the Bond Team at 352-751-3900 or let me do it.
The amenity fee is a separate charge. 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 these homes compete against
Your buyer is also looking at newer homes farther south that carry a bond. Your case is location near Spanish Springs and the older squares, mature landscaping and a cleaner fee picture. Their case is newer systems. I price you where that trade actually lands in recent closed sales, then fix the condition items that would knock you out.
How selling a District 1, 2 or 3 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.
Confirm no bond on a District 1 or 2 parcel on the tax bill, get any District 3 payoff figure from the Bond Team, and check 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 1 to 3 are part of 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 District 1, 2 or 3 home worth?
Send the address and I’ll send back a price range from recent District 1 to 3 closings, adjusted for roof, updates and any bond balance. Prefer email? Write [email protected] with the address. Prefer a call? 352-298-8602.
Questions sellers ask
Does my District 1 or 2 home have a bond?
The District’s finance page says there are no outstanding bond assessments for any unit in Districts 1 and 2. Confirm it on your current tax bill, and put it in the listing if it holds.
What about District 3?
Check the parcel. District 3 lists a payoff deadline for removing a balance from the next tax bill, so some units may still carry one. The Bond Team (352-751-3900) can confirm yours.
Which villages are in Districts 1 to 3?
District 1: De Allende, De La Vista, Hacienda, Palo Alto, Rio Grande, Rio Ponderosa, Rio Ranchero, Tierra Del Sol. District 2: Alhambra, Belle Aire, Palo Alto, Santo Domingo, Santiago. District 3: Belle Aire, Cottages at Summerchase, Glenbrook, Polo Ridge, Summerhill, Sunbury of Glenbrook.
Should I update before I sell?
Only where it pays. Roof, HVAC and water heater age come up in almost every inspection. We decide repair, credit or disclose before photos.
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 1
- District Government: District 2
- District Government: District 3
- District Government: Finance and bonds
- District Government: FAQs (bond payoff, Bond Team 352-751-3900)
- District Government: Amenity Authority Committee
- 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