What does it actually cost to live in The Villages, FL?

What it costs at three price points

These tables cover the predictable costs. The bond and the maintenance assessment depend on the specific home, so they get their own sections below — no table can honestly fill them in.

Each table has two sections, and they match how you will actually pay. Section A is what you pay month by month. Section B arrives once a year, and the table shows each of those charges both ways — the yearly amount, and what it works out to per month. Most of Section B comes on one property tax bill. That bill has two parts. Property taxes are a percentage of the home's value. The bill calls those ad valorem. The CDD bond, the CDD maintenance assessment, and the flat fire assessment are set amounts, not percentages. They sit in their own section at the bottom of the same bill, labeled non-ad valorem. Homeowners insurance is the one Section B charge that is not on the tax bill — your insurer bills it once a year, or your mortgage escrow collects it.

The tax figures assume Florida homestead eligibility. A second home, or a buyer who has not yet established Florida residency, will pay more.

The short version: the predictable costs run about $889 to $1,922 a month on homes from $250,000 to $550,000, before mortgage, CDD bond, CDD maintenance, and personal spending.

On a $250,000 home

On a $400,000 home

On a $550,000 home

What each charge is

• Amenity fee — about $204 a month is the current standard for new buyers as of early 2026. The fee is tied to the deed, so an existing home's actual fee depends on its deed and its adjustment history. It covers the 130 recreation centers, walking play on the executive golf courses, and community watch.
• Trash, water & sewer — three separate charges, billed together on one district statement alongside the amenity fee.
• Gas & electric — summer air conditioning is what moves the bill. Not every home has gas.
• Internet — providers vary by address, and so does price. Check what reaches the home before you count on a number.
• Lawn & pest control — representative published local pricing, from a basic mowing-plus-pest package to a full package with weed care, trimming, and fertilization. Yard size and service level move it.
• Property taxes — Save Our Homes is Florida's cap on how fast a homesteaded home's taxable value can rise. After a qualifying change in ownership, that cap generally resets and the county reassesses the home. The seller's bill is not a reliable estimate of yours. Use your purchase price as the starting point for your budget.
• Fire & rescue — every county bills it differently. Sumter homes pay a small fire millage inside the tax rate, plus a separate flat fire assessment on the non-ad valorem part of the bill; that flat charge is in flux for the coming tax year, so verify the current amount by address. Marion bills a flat annual charge per home. Lake varies by address.
• CDD maintenance — set by the home's district each year: covered below.
• CDD bond — set by the home's section, not its price: its own section below.
• Homeowners insurance — the county average across every home size, not a quote. Your insurer bills it once a year, or your escrow collects it. Roof age, construction type, and wind mitigation drive what you will actually pay.

What these numbers don't include

Your mortgage payment, repairs, auto insurance, a golf cart, groceries, dining out, healthcare, and personal spending.

The details behind the table rows

Property taxes

The gross rates behind the tables run about ~1.0% of home value in unincorporated Sumter, ~1.29% inside the City of Wildwood, ~1.53% in Marion, and ~1.6% in Lake (2025). Run any price and jurisdiction with the property tax calculator.

Insurance

Buyers arriving from out of state have usually read that Florida homeowners insurance runs $8,000 a year or more. That figure does not describe this area — the table figures are the state's published county averages of what policyholders were actually billed, wind coverage included.

Source: Florida Office of Insurance Regulation, Property Insurance Stability Report, July 1, 2026 (data as of March 31, 2026), floir.gov. Re-verified each January 1 and July 1.

Everything else

Riding a cart on the executive courses needs a trail pass: $21.77 for 1 month, $107.77 for 6 months, or $143.70 for 12 months, plus tax — championship greens fees and memberships are separate, so verify with the club. Most residents get around by golf cart and keep a car; budget the cart's insurance, maintenance, and batteries, and get a Florida car insurance quote in advance. Relocating from out of state? The guide to planning your move covers timing, shipping a vehicle, and the first few months.