Scout's planning label · Broadly south of SR 44

Living South of SR 44 in The Villages

Q: What does “Southern Area” mean?

It is Scout's planning label for the Villages broadly south of SR 44. It is not an official county, municipal, tax or CDD boundary.

Q: Are new homes available south of SR 44?

Yes. The developer currently lists new homes and homesites in southern neighborhoods. Locations, floor plans and availability change, so check current developer inventory.

Q: Are Sawgrass Grove and Eastport town squares?

I describe them as major entertainment hubs because official terminology varies. The official entertainment calendar currently includes nightly programming at both locations, but schedules can change.

Q: Are taxes higher in the southern villages?

Not necessarily. Property taxes depend on the exact county, municipality, taxing districts, assessed value and exemptions. Verify the address instead of estimating from north, central or south.

Q: Are bonds higher south of SR 44?

Many newer homes have active infrastructure bond assessments, but the annual assessment and payoff are property-specific. Check the district, unit and exact address through District Finance.

I use “Southern Area” for the Villages broadly south of State Road 44. This part of the community includes established resale neighborhoods, current new-home areas, Sawgrass Grove and Eastport. Development changes quickly, and taxes and bonds must be checked for the exact address.

Browse Southern Village Guides Compare All Three Areas

By Scout Eveleth, Licensed Florida Realtor (FL License # BK3491000) Last updated September 15, 2026 Scout Eveleth · 352-780-1479

Quick answer

Think location first, then verify the property. South of SR 44 is a useful starting area for newer homes, active development, Sawgrass Grove and Eastport. It is not a county, municipal, tax or CDD boundary.

Southern Area at a glance
Boundary	Scout's planning label; broadly south of SR 44
Counties	Mostly Sumter, with Dabney, Lake Denham and Newell in Lake County in the site's current guide data
Municipalities	Vary by address; do not infer the taxing jurisdiction from a mailing address
Home ages	Primarily late-2010s onward, with active development; verify the individual property
Entertainment	Sawgrass Grove and Eastport
New homes	Currently available in selected locations; neighborhoods and inventory change
Resales	Available throughout established southern villages
Bonds and taxes	Property-specific; verify the exact address

Why buyers look here

Why buyers consider homes south of SR 44

The Southern Area is not one uniform market. These are the three reasons it commonly enters a buyer's shortlist.

New and near-new homes

Many southern neighborhoods offer newer resale homes, while the developer currently offers new homes and homesites in selected locations. Availability changes frequently.

Sawgrass Grove and Eastport

If you expect to use these entertainment hubs often, compare the actual golf-cart route from each home rather than relying on the village name.

Recreation and open space

Southern neighborhoods include newer recreation facilities and a range of trails, ponds and open-space settings. The experience varies by village and lot.

Property-level costs

What to verify for every southern home

Two homes in the same general area can have different annual costs. The area label helps with lifestyle planning; it is not a reliable way to estimate carrying costs.

1
Taxing jurisdiction
Confirm the county, municipality, taxing districts and projected buyer property tax using the exact address and expected purchase price.
2
CDD district and unit
Identify the applicable district, unit and bond series. A mailing city or village name is not enough.
3
Bond and maintenance assessments
Check the annual bond assessment, current payoff and separate annual maintenance assessment for the property.
4
Other recurring costs
Confirm the fire assessment, amenity fee, utilities and an insurance quote based on the specific home and roof.

Compare Ownership Costs Understand the Bond

Current inventory

New homes

The developer currently offers newly built homes and homesites in southern neighborhoods. Availability, floor plans, selection options and warranty terms vary by property and can change quickly.

Questions to ask

Is it completed, under construction, or a homesite-and-floor-plan purchase?
Which selections are still available, and which written warranties apply?
What are the exact bond and maintenance assessments?
What nearby roads, businesses or recreation facilities are still under construction?
How does the total cost compare with a similar resale?

Check the developer's current new-home inventory →

Established inventory

Resale homes

Resales are available throughout southern villages and may include completed landscaping, window treatments, upgrades or a location you cannot reproduce in current new-home inventory.

Compare the roof, HVAC, condition, lot, upgrades, bond payoff and annual assessments. A newer build date does not remove the need for a property inspection or an address-specific insurance quote.

See current Stellar MLS resales →

Entertainment

Sawgrass Grove and Eastport

Sawgrass Grove and Eastport are the two major entertainment hubs south of SR 44. The official calendar currently lists nightly entertainment at both, but schedules can change.

Eastport is a developing town center around Central Lake, with recreation, golf, dining, shopping and entertainment opening in phases. Check what is open today rather than relying on a long-range plan.

View the current official entertainment calendar →

Getting around

Test the routes you will actually use

Southern neighborhoods connect to The Villages' multi-modal path system, but trip times vary sharply by address.

From any home you are considering, test the actual route to groceries, medical care, golf, recreation and the entertainment hub you expect to use. Bridges, tunnels, crossings and the exact starting point matter more than the broad area label.

Open the neighborhood map →

Browse by village

Current Southern Village Guides

This directory is generated from the site's current village data. It is being expanded as new villages and official district information become available.

New neighborhoods are still being added south of SR 44, so this page does not use a fixed village count.

Current resale listings

Homes for sale south of SR 44

Current Stellar MLS resale listings available through this site. Developer new-home inventory is maintained separately and can change throughout the day.

Full MLS Search →

Compare areas

How the three planning areas differ

These are orientation clues, not guarantees about a home.

Northern

More older and established resale neighborhoods. Spanish Springs access, taxes and bonds vary by address.

Read the Northern Area guide →

Central

Lake Sumter Landing and Brownwood corridors with a broad range of home ages and styles. Routes and costs vary.

Read the Central Area guide →

Southern

Many newer resale neighborhoods, current developer new-home activity, Sawgrass Grove and Eastport.

Compare all three areas →

Primary sources and verification tools

Official pages and inventory change. For a purchase decision, verify the address, tax record, bond schedule, insurance quote and current route—not only this area overview.

FAQ

Frequently asked questions — South of SR 44

What does “Southern Area” mean?

Are new homes available south of SR 44?

Are Sawgrass Grove and Eastport town squares?

Are taxes higher in the southern villages?

Are bonds higher south of SR 44?

Comparing homes in different parts of The Villages?

Send me the addresses you are considering. I’ll compare the tax jurisdiction, bond and maintenance assessments, home age, and the routes to the places you plan to use.

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