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.
Answers to the questions that change a buying decision
These guides cover the costs and rules that can change your monthly payment, eligibility and confidence before you tour a home. Start with the question that matters to you, then verify every number for the specific address.
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.
Compare the home type, not just the village name
Two homes in The Villages can serve completely different priorities even when their prices are close. Before you pick an area, compare the property type and the ownership details that come with the exact address.
- Patio and courtyard villas: compare privacy, lot layout, exterior responsibilities, parking and the recorded deed restrictions.
- Designer homes: compare the actual floor plan, garage, lanai, additions and lot orientation—the category name alone does not settle those details.
- Larger and custom homes: price the insurance, utilities and ongoing maintenance alongside the extra space and finishes.
- Manufactured homes in the historic area: verify age, condition, insurability, records and land details before comparing them with newer construction.
Build your property-specific buying plan →
Homes I’ve represented in The Villages
Four of my seven 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
See current listings and recent sales →
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?
The Villages’ published FAQ says at least one household member must be 55 and no full-time resident may be younger than 19. Ownership, occupancy and guest rules are separate questions, so verify the current written policy and property restrictions. Read the under-55 guide →
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.
What home types should I compare in The Villages?
Compare patio and courtyard villas, Designer homes, larger or custom homes, and manufactured homes in the historic area based on the actual address, condition, lot, insurance, bond, assessments and recorded restrictions. The category name is a starting point, not a substitute for property-specific checks.
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.