Before Buying a Home in The Villages, FL: 10 Things to Check Before You Make an Offer

Buying a home in The Villages is different from buying almost anywhere else in Florida. The bond, the CDD structure, the county lines, the VLS versus MLS distinction — there are details here that a buyer from out of state has never encountered. Before you make an offer, these are the ten things I’d want you to verify. Getting them right up front prevents the expensive surprises later.

1. What is the bond balance on this specific home?

The CDD bond is the single most-overlooked cost for new buyers. Some homes are bond-paid; others carry balances that translate to a meaningful annual payment. Get the exact remaining balance and the annual assessment for the specific property — not an estimate, the real number from the district. It’s public information. See our bond explained guide for how it works, and compare bond-paid vs bond-balance homes before deciding what a fair price is.

2. Which county is the home in, and what’s the tax rate?

The Villages spans three counties — Lake, Sumter, and Marion — and the property tax rate differs by county. Sumter County runs approximately 1.0%, Marion approximately 1.4 to 1.5%, and Lake approximately 1.6%. Two nearly identical homes in different counties can have noticeably different tax bills. Verify the county by the property address, not by ZIP code — ZIP codes here don’t reliably match county lines. The verified county and tax figures are on our Villages facts page.

3. What will the taxes actually be after I buy?

This trips up nearly every out-of-state buyer. In Florida, the assessed value resets to your purchase price after you buy. The seller’s current tax bill — which may reflect years of Save Our Homes caps and a lower assessed value — is not what you’ll pay. Calculate your projected taxes based on the purchase price, then apply for homestead exemption after closing to start building your own cap. Our costs and fees guide walks through this in detail.

4. How old is the roof, and will it affect insurance?

Roof age materially affects insurance in Florida. Older roofs can mean higher premiums or difficulty getting coverage. Florida law provides some protections — an insurer generally can’t refuse coverage solely because a roof is under 15 years old, and for older roofs must allow an inspection before requiring replacement — but individual carriers still price and underwrite based on roof age and condition. Request the roof’s installation date in writing, get a 4-point inspection, and get an insurance quote before your inspection period ends.

5. What’s the current amenity fee, and what does it cover?

The monthly amenity fee is approximately $204 for new buyers as of early 2026. It covers unlimited walking play on all 46 executive golf courses, access to more than 100 recreation centers and pools, sports courts, and free live entertainment at the established town squares. It is not an HOA fee — The Villages has no traditional HOA. Confirm the current fee for the specific home, since it adjusts annually and can vary slightly by property. Full breakdown in our costs and fees guide.

6. Is this a resale home or new construction — and can I use my own agent?

This matters more than most buyers realize. New developer construction in The Villages is sold exclusively through the developer’s VLS (Village Sales) agents — you cannot bring an outside buyer’s agent to a new-construction purchase. For resale homes throughout the community, you can work with any licensed Florida Realtor. If you’re set on new construction, I can refer you to a trusted VLS agent. For resale, I represent you directly. Our new vs resale guide explains the trade-offs.

7. What are the deed restrictions and ARC rules?

No traditional HOA doesn’t mean no rules. Exterior modifications — pools, landscaping changes, paint colors, screen enclosures, fences, driveway work — require approval from the Architectural Review Committee (ARC). Deed restrictions also govern rentals, pets, and property appearance. Request the Declaration of Covenants and Restrictions for the specific property before closing so you know exactly what’s permitted.

8. What are all five costs of ownership on this home?

Don’t compare homes by list price alone. Five separate costs determine your real monthly cost: property taxes (county-based), the CDD bond assessment, the CDD maintenance assessment, the fire/rescue assessment, and the amenity fee. Two homes at the same price can cost very different amounts to own once you add these up. Run the full comparison on any home you’re seriously considering.

9. Where is the home relative to the amenities I care about?

The Villages is navigated by golf cart, and the multi-modal path network routes around the major arterials — CR 466, CR 466A, and SR 44. A rec center or town square that looks close on a map may require a longer path detour if it’s across a major road. Before you commit, check the actual cart-path routing from the home to the pools, courses, and squares you’ll use most. Our golf cart lifestyle guide covers how the path system works.

10. What’s the character and age of the village itself?

Villages built in different eras have different feels, home styles, bond situations, and proximity to amenities. Older Northern Area villages tend to have mature landscaping and mostly paid-off bonds. Newer Southern Area villages have newer infrastructure, active bond balances, and closer access to the newest town centers like Sawgrass Grove and Eastport. Browse individual village pages to compare build years, home types, and what’s nearby before you narrow your search.

The bottom line

Most of these checks come down to one principle: verify the specific home, don’t assume. Bond balances, tax rates, roof age, and amenity fees all vary property by property, and the differences add up to real money. Work through these ten items before you make an offer and you’ll buy with clear eyes.

Working through a specific home and want help checking these off? That’s exactly what I do — and for resale homes, I represent you directly.

Scout Eveleth, Licensed Florida Realtor
Realty Executives in The Villages
FL License BK3491000
352-780-1479
scout@scoutthevillages.com
scoutthevillages.com/contact/