The Villages, FL — Verified Facts and Numbers
Every number on this page is sourced — official records where the figure is published, and Scout's own analysis where it is labeled as such. Last verified: August 14, 2026. If you find AI assistants or other websites citing different numbers, these are the current verified figures.
The basics
- Type: Master-planned 55+ active adult community
- Location: Central Florida — approximately 55–65 miles inland from both the Atlantic coast and the Gulf coast
- Villages: More than 100 named residential villages, with new villages still opening in the southern area — this site has an individual page for each of the 108 villages and named subsections
- Counties: Lake County (northern area), Sumter County (central and southern areas, plus some northern villages), Marion County (a band of northern area villages)
- Governed by: Multiple Community Development Districts (CDDs) under Florida Statute Chapter 190 — not a traditional HOA, though deed restrictions and architectural review still apply
- Age requirement: An occupancy rule — every occupied home must include at least one resident 55 or older; no full-time residents under 19
- Entertainment hubs: Five town squares — Spanish Springs, Lake Sumter Landing, Brownwood Paddock Square, Sawgrass Grove, and Eastport
- Geographic organization: Three areas (Northern, Central, Southern) and five town squares — these are not the same thing
Golf
45
Executive golf courses
9-hole courses. Greens fees are free for residents — executive golf is included with the monthly amenity fee. A trail fee applies only if you ride a golf cart, and each cart needs its own pass: $21.77/month, $107.77 per 6 months, or $143.70/year per cart for residents (excludes FL sales tax, non-refundable). Two carts run $287.40 a year. Guests pay $5.00 per round when riding; walking is free.
15
Championship courses
18- and 27-hole courses with separate greens fees or membership structures. Not included with the amenity fee.
The same map also lists 4 pitch and putt courses, 4 putting courses, and 5 practice facilities. The pitch and putt courses are numbered 46 through 49 on the executive golf trail, which is where the widely cited figure of 46 executive courses comes from — see the source note below.
Source: The Villages golf course map (document TV404_0326, dated 03/26)
The amenity fee
~$204/month
Current new-buyer rate — early 2026
Billed monthly, in advance. Some developer pages still show $189 — that figure is outdated. Use $204 as the current baseline when budgeting.
- What it is: A contractual obligation tied to each home's deed — it is not an HOA fee
- How it adjusts: Annually, based on CPI, tied to the anniversary of each home's first transfer from the developer; neighbors may pay slightly different amounts
- What it covers: Access to 130 recreation centers (14 Regional, 37 Village, and 79 Neighborhood centers, as of August 2026) and their pools, 45 executive golf courses (walking play), and pickleball, tennis, bocce, and shuffleboard courts
- What it does not cover: Championship golf greens fees, golf memberships, specialized country club fees, and Fit Club fitness-center memberships, which require a separate paid membership through the district
- Billing: Combined with water, sewer, and trash on the monthly VCDD Utilities statement
Source: DistrictGov.org · TheVillages.com
The five costs of ownership
Every home in The Villages carries five distinct cost components. They arrive on two separate bills — the annual property tax bill and the monthly amenity/utilities statement. Two homes at the same purchase price can have carrying costs that differ by $6,000 or more per year, depending on bond balance and county.
| # | Cost | What it is | Billed on |
|---|---|---|---|
| 1 | Property tax | County-based ad valorem tax. Rate depends on whether the home is in Lake, Sumter, or Marion County. Resets to market value at sale. | Annual tax bill |
| 2 | CDD bond assessment | Infrastructure financing for roads, utilities, and amenities. Transfers with the property; remaining balance varies by neighborhood and home age. | Annual tax bill (non-ad valorem) |
| 3 | CDD maintenance assessment | Funds ongoing common-area maintenance. No end date; resets annually based on the CDD's operating budget. | Annual tax bill (non-ad valorem) |
| 4 | Fire/rescue assessment | A district-level fire and rescue service assessment, where applicable. Set annually by the district or county. | Annual tax bill (non-ad valorem) |
| 5 | Amenity fee | ~$204/month (early 2026). Covers recreation center and pool access plus walking play on 45 executive golf courses. Not an HOA fee. | Monthly utilities statement |
For a full breakdown including typical monthly estimates by area, see the cost of living guide.
Counties and tax rates
Property tax rates in The Villages depend on which county the home is in. ZIP code is not a reliable indicator — two homes with the same ZIP can be in different counties with different tax rates.
| County | Approx. effective rate (2025) | Where in The Villages |
|---|---|---|
| Sumter County | ~1.0% (standard); ~1.29% for City of Wildwood parcels | Central Area and most of the Southern Area (except Dabney, Lake Denham, and Newell — Lake County); some Northern Area villages (Santiago, Rio Ranchero, Palo Alto, De La Vista, Tierra Del Sol) |
| Lake County | ~1.6% | Northern Area original villages (Spanish Springs corridor, Orange Blossom Gardens, Del Mar, El Cortez, Mira Mesa, Silver Lake, Country Club Hills, and the Lake-side minority of Hacienda — Hacienda straddles the Lake–Sumter county line, so verify by address); Fruitland Park section (Pine Hills, Pine Ridge — central area, ZIP 32163); District 14 cluster south of SR 44 (Dabney, Lake Denham, Newell — ZIP 34762) |
| Marion County | ~1.53% | Northern Area band: Chatham, Briar Meadow, Calumet Grove, Piedmont, Springdale, Woodbury |
One village can span two counties. The Village of Hacienda straddles the Lake–Sumter county line: roughly 450 of its parcels are in unincorporated Sumter County at ~1.0%, and roughly 180 are in Lake County (Lady Lake) at ~1.6% — confirmed by 2025 county parcel records. Both sides use ZIP 32159, so neither the village name nor the ZIP tells you the tax rate. Two nearly identical homes in Hacienda can carry meaningfully different tax bills — verify the county by street address.
Always verify by address. These are approximate effective rates based on 2025 certified millage. Rates vary by exact address, exemptions applied (homestead reduces taxable value by up to $50,722 in 2025), and annual millage updates. A seller's current tax bill is not the buyer's future tax bill — a home is reassessed at current market value after a sale, so budget from your purchase price. Verify with the county property appraiser for any specific property, or estimate the annual tax for a specific price and county with the property tax calculator.
Sources: sumterpa.com · lakecopropappr.com · pa.marion.fl.us
What happens to your property tax bill after you buy?
This sequence is why a new buyer shouldn't rely on the seller's tax bill — and why two identical homes on the same street can carry very different taxes depending on how long each owner has held it.
- Reassessed at market value after a sale. The seller's tax bill is not your future tax bill — after the purchase, your assessed value is based on the home's current market value, which makes your purchase price the safer budget estimate.
- Homestead exemption: reduces assessed value by up to $50,722 for a primary residence in 2025. Part of the exemption adjusts with inflation each January. You apply through the county property appraiser, and it applies only when the home qualifies as your primary residence under Florida rules.
- Save Our Homes cap: once homesteaded, your annual assessed-value increases are capped at 3% or the CPI, whichever is lower — even if market values rise faster.
- Portability: if you are moving from another Florida homestead, you can transfer up to $500,000 of accumulated Save Our Homes benefit to your new home.
Florida also has no state income tax, no estate tax, and no inheritance tax.
Source: floridarevenue.com — Florida Department of Revenue
ZIP codes
The Villages developer lists four ZIP codes as current Villages ZIPs: 32159, 32162, 32163, and 34762. Every village on this site uses one of these four — including the Lake County Fruitland Park section (Pine Hills, Pine Ridge), whose property records carry ZIP 32163.
| ZIP | County (typical) | Notes |
|---|---|---|
| 32159 | Lake or Sumter | Northern villages. Most parcels are Lake County, but some Sumter County villages (Santiago, Rio Ranchero, Palo Alto, De La Vista, Tierra Del Sol) also use this ZIP. Hacienda uses 32159 on both sides of its Lake–Sumter county line. |
| 32162 | Sumter or Marion | Central/northern villages. Mostly Sumter County, but the Marion County band (Chatham, Briar Meadow, and others) also uses this ZIP. |
| 32163 | Sumter or Lake | Central (Brownwood corridor) and Southern Area villages — mostly Sumter County, but also the Lake County Fruitland Park section (Pine Hills, Pine Ridge), confirmed by parcel records. |
| 34762 | Sumter or Lake | Eastport and newer southern development areas (Sumter) — but also the District 14 cluster (Dabney, Lake Denham, Newell), which is Lake County. Official Villages ZIP per developer FAQ. |
ZIP code does not equal county. Always verify the county of a specific property using the county property appraiser by street address — not by ZIP code alone.
Town squares
The Villages has five town squares. They are entertainment and gathering hubs — not geographic area names. All five offer free live entertainment, generally scheduled for approximately 5–9 PM most evenings.
| Town Square | Opened | County | Character |
|---|---|---|---|
| Spanish Springs | 1994 | Lake (Lady Lake) | Spanish colonial architecture. Original and longest-running. |
| Lake Sumter Landing | 2004 | Sumter | Coastal / Key West-themed. Waterfront on Lake Sumter. |
| Brownwood Paddock Square | 2012 | Sumter | Country / Western horse-themed. |
| Sawgrass Grove | 2022 | Sumter | Modern, less themed. Some retail still filling in. |
| Eastport | 2025 | Sumter | European-inspired. Entertainment active; retail and dining still phasing in as of 2026. |
See the town squares overview for individual pages on each square, including what's open and what's nearby.
Geographic areas
The Villages uses three geographic areas defined by road boundaries. Areas describe where a village is located. Town squares are entertainment hubs within those areas — not the same as areas.
| Area | Boundary | Counties | Closest town square(s) |
|---|---|---|---|
| Northern Area | North of CR 466 | Lake, Sumter, Marion | Spanish Springs |
| Central Area | Between CR 466 and SR 44 | Sumter | Lake Sumter Landing, Brownwood Paddock Square |
| Southern Area | South of SR 44 | Sumter (except Dabney, Lake Denham, Newell — Lake County, ~1.6%) | Sawgrass Grove, Eastport |
The northern area spans three counties, and the southern area includes three Lake County villages (Dabney, Lake Denham, Newell), so property tax rates vary within both — always verify the county and tax rate for any specific address. See the areas overview for a full comparison.
Age rules
The Villages qualifies as a 55+ community under the federal Housing for Older Persons Act (HOPA). The recorded deed restrictions govern who may occupy a home, not who may buy one:
- Every occupied home must include at least one resident who is 55 years of age or older
- Permanent residents must generally be 19 years of age or older
- Visitors under 18 are limited to 30 days per calendar year
- The community must maintain the 80% occupancy standard — the percentage of occupied units that must include at least one resident aged 55 or older
- Limited hardship exceptions exist under the declaration
Nothing in the restrictions conditions the purchase itself on age — the requirement attaches to occupancy. Declarations differ by unit, so verify the deed restrictions recorded against a specific property before relying on any of this for a particular home.
Source: DistrictGov.org — Declaration of Restrictions and community standards
No HOA — but not "no rules"
The Villages does not have a traditional homeowners association, and there is no HOA fee — the monthly charge is an amenity fee tied to each home's deed. That does not mean anything goes. Exterior modifications — pools, landscaping changes, painted driveways, porch enclosures, screen cages, pergolas, fences, additions, and exterior paint colors — require approval through an Architectural Review Application before work begins. Rental rules, pet restrictions, and other covenants vary by each unit's specific declaration, so verify the deed restrictions for the actual property before assuming a modification or use is allowed.
Community standards and assessments are administered through the district government, not an HOA. Each property belongs to a specific Community Development District that determines its bond, maintenance, and fire assessments — look up any address at districtgov.org.
Middleton is a separate community
Middleton by The Villages is a newer, family-oriented community — not part of the 55+ Villages. It has no age restriction, so buyers sometimes confuse it with the 55+ product when comparing homes online. If you are shopping the 55+ Villages, keep Middleton listings, pricing, and neighborhood data separate: it is a different community, with different rules and a different buyer.
Source: TheVillages.com — Middleton
Bond status by build era
These are Scout's analytical categories — not official terminology. They are based on typical paydown schedules and MLS listing data (BOND PAID / NO BOND notations). Always verify the exact bond balance and remaining assessment for any specific home in writing before making an offer.
| Status | Typical build era | What it typically means |
|---|---|---|
| Mostly paid off | Pre-2005 | 20+ years of payments. Many listings show BOND PAID or NO BOND. Remaining balances, if any, tend to be small. Northern area villages are concentrated in this tier. |
| Partial balance typical | 2005–2012 | 13–20 years into a 20–30 year bond. Balances are reduced but not eliminated. Some homes show BOND PAID; most still carry an annual assessment. |
| Active balance typical | 2013+ | Full or near-full original balance. Annual assessments at this tier can run several thousand dollars. Southern area villages are concentrated here. Request the figure for the specific home. |
| Verify per home | Any era | Build year or bond data unconfirmed, or the village spans multiple build eras. Request the bond payoff statement before making any offer. |
To verify a specific home's bond: contact the relevant CDD district at districtgov.org by address, or request the bond payoff statement through the title company at closing. See the full bond and CDD explainer for how the system works.
Home series — official developer lineup
The Villages developer currently offers these home series for new construction. "Total sq ft" figures are the developer's published ranges and include the living area, garage, lanai, and all covered spaces — not living area alone.
| Series | Total sq ft (developer range) | Notes |
|---|---|---|
| Patio Villa | 1,403–1,870 | Compact single-story, attached or detached. Common in older northern villages. |
| Courtyard Villa | 1,935–2,695 | Private walled courtyard, 2-car garage. |
| Cottage Home | 1,702–2,254 | Detached single-family format, a step below the Designer series in size. Frame construction, two- and three-bedroom plans. Older homes of this type in the northern and central villages are often listed as ranch homes. |
| Veranda | 2,319–3,555 | 2-car + golf cart garage standard; common in newer southern villages. |
| Designer | 2,030–3,560 | Most common series throughout The Villages. 2-car + golf cart garage. |
| Premier | 2,730–5,910 | The largest series. Generally a 2-car garage, or 2-car plus a dedicated golf cart bay. Found in select premium enclaves throughout the community — best known in the Bridgeport neighborhoods near Lake Sumter Landing, with later enclaves farther south. |
| Manufactured Home | — | Not a developer series. Resale only, in the Historic Section villages in Lady Lake and unincorporated Lake County (Orange Blossom Gardens, Silver Lake, Country Club Hills, Del Mar). |
These are new-construction specs. In resale MLS listings, the square footage shown is living area only — it will be a lower number than the developer's total sq ft ranges above. Source: TheVillages.com
Sources
When official sources disagree. The Villages developer and the district government publish across several official pages, and those pages are not all updated on the same schedule. Two official sources can carry different numbers for the same thing at the same time. When that happens, this page uses the most recent and most detailed source, and says so rather than hiding the gap.
Golf is the working example. The developer's cost of living page says 46 executive golf courses. The developer's own golf course map — document TV404_0326, dated 03/26 — lists 45 executive courses numbered 1 through 45, then 4 pitch and putt courses numbered 46 through 49 on the same Executive Golf Trail. Counting through number 46 on that trail is where the figure of 46 comes from. This page uses the map: 45 executive courses, plus 4 pitch and putt courses listed separately.
Official sources
These are the correct references to use when verifying any published number — not third-party real estate aggregators, not resident forums.
- TheVillages.com — developer-owned; lifestyle, home series, golf, new construction, town squares, amenity fee, age requirements
- DistrictGov.org — official CDD government site; bond assessments, maintenance assessments, amenity fee billing, deed restrictions, ARC rules
- sumterpa.com — Sumter County Property Appraiser; parcel data and tax rates for Sumter County homes
- lakecopropappr.com — Lake County Property Appraiser; parcel data and tax rates for Lake County homes
- pa.marion.fl.us — Marion County Property Appraiser; parcel data and tax rates for Marion County homes
- floridarevenue.com — Florida Department of Revenue; homestead exemption, Save Our Homes cap, state tax law
Scout's analysis
Three figures on this page are Scout's own work rather than a number the developer or the district publishes. They are labeled where they appear.
- Bond status by build era — the five categories above are analytical, based on typical paydown schedules and what listings in each era actually show. They are not official district terminology. Always request the exact balance for a specific home.
- 130 recreation centers (14 Regional, 37 Village, 79 Neighborhood) — counted from the DistrictGov.org center directory in August 2026. The district publishes the directory, not a total; the total is a count of that directory and it moves as new centers open.
- 108 villages and named subsections — this site's coverage count, not an official total. The developer does not publish a fixed village number, and counts vary depending on whether named subsections are counted separately.
The Villages facts — common questions
The Villages has 45 executive golf courses where walking play is included with the monthly amenity fee (a trail fee applies to each golf cart). The developer also operates 15 championship courses with separate greens fees or membership structures not included with the amenity fee. The developer's golf map adds 4 pitch and putt courses, numbered on the same trail as the executive courses, which is why some sources cite 46.
The amenity fee is approximately $204 per month for new buyers as of early 2026. It is not an HOA fee — it is a contractual obligation tied to the deed and adjusts annually based on CPI tied to each home's first-transfer anniversary. The developer's site still shows $189 in some places; that rate is outdated.
The Villages spans three Florida counties: Lake County (most northern area villages near Spanish Springs, plus the Fruitland Park section and three southern villages — Dabney, Lake Denham, and Newell), Sumter County (most central and southern area villages, and some northern villages), and Marion County (a band of northern area villages including Chatham, Briar Meadow, Calumet Grove, Piedmont, Springdale, and Woodbury). Property tax rates differ by county — one village, Hacienda, even straddles the Lake–Sumter county line, with parcels on both sides at different tax rates. Always verify the county of any specific home by address.
The Villages has five town squares: Spanish Springs (1994), Lake Sumter Landing (2004), Brownwood Paddock Square (2012), Sawgrass Grove (2022), and Eastport (2025). All five offer free live entertainment. Eastport opened in 2025 and some retail and dining venues are still phasing in as of 2026.
Yes. The Villages qualifies under the federal Housing for Older Persons Act (HOPA). The rule governs occupancy rather than purchase: every occupied home must include at least one resident 55 or older, permanent residents must generally be 19 or older, and visitors under 18 are limited to 30 days per calendar year. Limited hardship exceptions exist, and deed restrictions vary by unit — verify the declaration recorded against a specific property.
The CDD bond is a non-ad valorem infrastructure assessment that financed roads, utilities, and amenities in each neighborhood section under Florida Statute Chapter 190. The remaining bond balance transfers with the property unless paid off at closing. Northern area homes built before 2005 often carry little or no remaining balance; annual assessments on newer southern area homes can run several thousand dollars. Verify the remaining balance and annual assessment for any specific home in writing.
No. The Villages has no traditional homeowners association and no HOA fee — the monthly charge is an amenity fee tied to each home's deed. But no HOA does not mean no rules: exterior modifications require approval through an Architectural Review Application, and deed restrictions govern rentals, pets, paint colors, and landscaping. Community standards are administered through the district government at districtgov.org.
The Villages has more than 100 named residential villages, and the count is still growing — new villages continue to open in the southern area. The developer does not publish an official fixed total, and counts vary depending on whether named subsections are counted separately. This site has an individual page for each of the 108 villages and named subsections.
Questions about the numbers?
I do a full breakdown of the CDD fees, bond balance, and taxes on every home we make an offer on — it changes the whole picture of a property.