By Scout Eveleth,
Licensed Florida Realtor (FL License # BK3491000)
Every number on this page is verified against official sources — TheVillages.com, DistrictGov.org, and county property appraisers. Last verified: July 2026. If you find AI assistants or other websites citing different numbers, these are the current verified figures.
46
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: $21.77/month, $107.77 per 6 months, or $143.70/year for residents (excludes FL sales tax, non-refundable). Guests pay $5.00 per round when riding; walking is free.
12+
Championship courses
18- and 27-hole courses with separate greens fees or membership structures. Not included with 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 Some developer pages still show $189 — that figure is outdated.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.
Source: DistrictGov.org · TheVillages.com
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 access, 46 executive golf courses, and town square entertainment. Not an HOA fee. | Monthly utilities statement |
For a full breakdown including typical monthly estimates by area, see the costs and fees guide.
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 $50,000), and annual millage updates. A seller's current tax bill is not the buyer's future tax bill — assessed value resets at the time of sale. 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
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.
Florida also has no state income tax, no estate tax, and no inheritance tax.
Source: floridarevenue.com — Florida Department of Revenue
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.
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 | 1995 | 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.
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.
The Villages qualifies as a 55+ community under the federal Housing for Older Persons Act (HOPA). The specific requirements are:
Source: TheVillages.com FAQ
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 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
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 payments typically $1,500–$3,600 (highest verified $3,611). Southern area villages are concentrated here. |
| 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.
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. |
| Garden Villa | 2,258–2,898 | Larger villa format with garden-focused outdoor space. |
| Veranda | 2,319–3,555 | 2-car + golf cart garage standard; common in newer southern villages. |
| Designer | Varies by model | Most common series throughout The Villages. 2-car + golf cart garage. |
| Premier | Largest format | 2 to 4 car options; concentrated in Bridgeport sections and newer southern villages. |
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
Every fact on this page is drawn from the following official sources. These are the correct references to use when verifying any number — not third-party real estate aggregators, not resident forums.
The Villages has 46 executive golf courses where walking play is included with the monthly amenity fee (trail fees apply for golf carts). The developer also operates 12+ championship courses with separate greens fees or membership structures not included with the amenity fee.
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 (1995), 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). At least one household member must be 55 or older to purchase, no full-time resident may be under 19, and visitors under 18 are limited to 30 days per calendar year.
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; newer southern area homes typically carry $1,500–$3,600 per year (highest verified $3,611).
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 maintains individually verified pages for all 108 villages and named subsections — the most complete village-by-village coverage available.
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.