Moving to The Villages, Florida

A CDD (Community Development District) bond is the infrastructure financing used to build each neighborhood. The remaining bond balance stays with the property and is collected as a line item on your annual property tax bill. When you buy a resale home, you take on whatever bond balance is left. You can pay it off in a lump sum, or carry it as part of your annual taxes. Older neighborhoods often have little or no remaining bond; newer southern area neighborhoods can carry several thousand dollars per year.

The Lifestyle Maintenance Fee (amenity fee) gives residents access to The Villages' shared recreational infrastructure: pools, recreation centers, pickleball and tennis courts, bocce, shuffleboard, community programs, and walking play on the executive golf courses. What it does NOT include: championship golf (that's a separate fee), Fit Club fitness-center memberships (a separate paid membership through the district), and any private club memberships.

Most of the buyers I work with handle almost all of their daily errands by golf cart — grocery stores, pharmacies, restaurants, doctors' offices, recreation centers, and the town squares all sit on the district-owned cart path network. You will still need a car for travel outside The Villages. The buyers I work with keep one of each.

The Villages spans three geographic areas: Northern Area (above CR 466) — 1990s–2000s construction, lower bond balances, classic character, three counties. Central Area — 2000s–early 2010s construction, Sumter County's lowest tax rate, two corridors: the Lake Sumter corridor (closest to Lake Sumter Landing) and the Brownwood corridor (closest to Brownwood Paddock Square). Southern Area (below SR 44) — newest construction, brand-new recreation centers, highest bond balances, Sumter County taxes.

For people who want an active, social retirement with year-round outdoor access, The Villages is a strong fit. The cart path network, 130 recreation centers (as of August 2026), 3,000+ resident clubs, and five entertainment hubs with free live entertainment keep the buyers I work with busier than they expected. The honest tradeoffs: central Florida summers are hot and humid, you still need a car for travel outside the community, and the CDD bond adds to ownership costs in newer neighborhoods. Whether it's a good fit depends on what you want from retirement.

At least one resident per household must be 55 or older, and no permanent residents under the age of 19 are permitted. Visitors and grandchildren are welcome for limited stays per community guidelines. There is no income or net worth requirement to purchase a home here.

Purchase prices range widely — from roughly $200,000 for a smaller patio villa in an older northern neighborhood to $600,000 or more for a larger Premier Home in the south. Beyond the purchase price, plan for three recurring costs: the monthly amenity fee (approximately $204/month as of early 2026), the CDD bond payment (from $0/year in fully paid-off northern neighborhoods to roughly $3,600/year in the newest verified southern sections), and county property taxes (varies by county — Sumter typically runs lower than Marion or Lake). See the full cost breakdown in the cost of living guide.

The Villages developer offers a Discovery Package — a promotional stay where prospective buyers can experience the community before purchasing. The package typically includes a multi-night stay in a furnished villa with access to recreational amenities and a guided introduction to available homes and neighborhoods. Visit thevillages.com for current availability and pricing. If you'd prefer an independent perspective during your visit, I can show you around and answer questions without any sales pressure.

The Villages is approximately 45 miles northwest of downtown Orlando — about 45 minutes by car via the Florida Turnpike. Gainesville is roughly 40 miles to the north, about 45 minutes by car. Tampa is about 90 minutes southwest, and Ocala is about 30 minutes north. For most residents, the location provides convenient access to Orlando International Airport, major medical centers, and shopping not available locally.