The Villages, FL Homes for Sale
and Neighborhood Guide
I'm Scout Eveleth, a Realtor® who works only in The Villages. This site is where I put the answers buyers ask me for most: what a home really costs to own, how the three areas differ, and which village fits.
Four questions almost every buyer asks me first
What it costs
Property tax, the bond, the district maintenance assessment, fire/rescue, and the amenity fee. Five costs, each with its source.
Cost of living →Find your area
Northern, central, or southern. Home age, bond balances, tax jurisdictions, and distance to a town square all change with the area.
Which area is right for me →Search homes
Every active listing in The Villages from the MLS, updated every 15 minutes. Filter by village, home type, price, and more.
Search all homes →Compare communities
Every 55+ community in this area charges a fee. What differs is who sets it, what it buys, and what protects you from an increase.
Compare 55+ communities →Just getting started? Read my buyer starting point → Selling a home here? Start with the seller page →
Newest listings in The Villages
Updated every 15 minutes from the MLS. Also see open houses and rentals.
The Villages market: Read my latest monthly market update →
Find your way around
Four checks before you write an offer
Bond balance
The bond rides with the home unless it is paid off at closing. Pull the balance for the exact address before you set a price.
How to check the bond →Property taxes
The seller's bill is not your bill. The county resets the value after a sale, so run the number from your purchase price.
Property tax calculator →Roof age and insurance
Roof age moves the premium more than square footage. Get the quote before the inspection period ends, not after.
Inspections and insurance →What to verify before an offer
County, tax district, bond schedule, and flood zone, from the official lookups. Free, no login.
Buyer research tools →Trusted by buyers & sellers in The Villages
"Scout is the best. He is a fantastic listener, he is very attentive, and accommodating. Of the countless number of real estate agents I've used, he is by far the best. I highly recommend him."
"Scout was great. He is very knowledgeable about the area and eager to help. Quick to respond to a question. He really listens to what you want."
"Just closed on my first property with Scout today. Wow. He was always free to talk or text and answer my questions. Very professional and made it super easy. Best realtor by far!"
Scout Eveleth
I'm Scout Eveleth, a local Realtor with Realty Executives, and I focus on helping people make sense of buying and selling in The Villages. There are a lot of little details here — bonds, taxes, CDD fees, different areas, home types, golf cart access — and my job is to make those things easier to understand.
If you're looking at a specific home, send me the address. I can help you look beyond the listing price and figure out the bond balance, property taxes, recurring fees, and anything else that could affect what the home really costs.
Questions I get most from buyers
On a $400,000 home in Sumter County, budget about $1,044 to $1,522 a month for the predictable costs: the amenity fee (~$204 a month for new buyers as of early 2026), property taxes, insurance, utilities, and lawn and pest control. That leaves out the CDD bond, the CDD maintenance assessment, and the flat fire assessment on Lake homes, because those are set per address. It also leaves out your mortgage. The full breakdown, with the source for every number, is in the cost of living guide.
The bond is a loan for the original roads, pipes, and other infrastructure in your section, set up under Florida Statute Chapter 190. You pay it back as a separate line on your property tax bill each year, and it transfers with the home unless it is paid off at closing. Check the balance for any specific home at districtgov.org, or read my bond guide.
Three of them: Sumter, Lake, and Marion. Your property tax rate follows the taxing jurisdiction of the address, not the county line. One county can have two rates. For a home inside The Villages, typical rates run about 1.0% in unincorporated Sumter County, 1.29% inside the City of Wildwood, 1.53% in Marion County, and 1.6% in Lake County. Always verify by address with the county property appraiser.
The rule is about who lives in the home, not who buys it. At least one resident of each occupied home must be 55 or older, no full-time resident may be younger than 19, and visitors under 18 are limited to 30 days per calendar year.
Have a question about The Villages?
Looking at a home in The Villages? Send me the address and I'll help you break down the bond, taxes, fees, and real ongoing costs before you make a decision.