The short version: The Villages is not one market. It runs roughly north to south across three counties, and where you buy changes your bond balance, your CDD maintenance assessment, your cart access, your commute to a square and your resale. Two homes with identical asking prices can cost very different amounts to own.
What actually makes homes here different
- Which county you’re in
The Villages spans Sumter, Lake and Marion. Tax rates and assessments differ by county, so the same house on the wrong side of a line is a different monthly number.
- How old the section is
Older sections north of 466 often have the bond paid off or nearly so, mature landscaping and short cart rides to established squares. Newer sections south usually carry a full bond balance but give you current floor plans.
- Cart accessibility
This is a genuine value driver here and almost nobody explains it properly. Being able to reach a square, a rec centre and shopping without a car changes daily life and it shows up in resale.
- Which square you’re near
Spanish Springs, Lake Sumter Landing and Brownwood each have a different feel and a different crowd. People who pick the wrong one usually knew within a month.
Homes I’ve represented in The Villages
Four of my eight closings are inside The Villages proper, ranging from $262,500 to $400,000. Real addresses and real closing prices:
- 2712 Plainridge Loop — 3/2, 1,572 sq ft — $400,000
- 1007 Rockville Pl — 2/2, 1,278 sq ft — $315,000
- 769 Yemassee Loop — 3/2, 1,512 sq ft — $310,000
- 1202 Del Toro Dr — 2/2, 1,558 sq ft — $262,500
Before you do anything else, get the monthly number
The bond, the amenity fee and the CDD maintenance assessment are three separate charges and you can owe all three. The amenity fee is $204/mo at the 2026 prevailing rate and it is indexed to CPI. Bond balances commonly run $20,000–$45,000 when new and transfer to you if the seller hasn’t paid it off.
Work out your monthly cost → Read the bond explainer →
Questions people ask about The Villages, FL
Is The Villages in Sumter, Lake or Marion County?
All three. It has grown across county lines over decades, and tax rates and district assessments differ between them. That is why two similar homes can carry different monthly costs, and why the county matters when you compare.
Is it better to buy north or south in The Villages?
North of 466 tends to mean older sections, mature landscaping, often a paid-off or nearly paid-off bond, and short cart rides to established squares. South tends to mean newer construction, current floor plans and a full bond balance. Neither is better in the abstract.
Do I have to be 55 to buy in The Villages?
It is an age-restricted community and the requirements differ by area and household composition. Ask about the specific rules for the specific home before you get attached to it, because it is not uniform across every section.
What is the monthly cost of living in The Villages?
Beyond a mortgage: the amenity fee at $204/mo for 2026 buyers, the CDD maintenance assessment which varies by district, the bond assessment if the lot still carries one, property taxes and insurance. Insurance is the line out-of-state buyers most often underestimate.
Can I buy in The Villages from another state?
Yes, and it is common. It needs an agent who will walk the home on video and show you what is wrong with it, plus a proper inspection contingency. Florida closings are routinely handled remotely.