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. Walking play is included with the monthly amenity fee. A trail pass (~$22/month) is required to ride a golf cart on these courses.
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 Some developer pages still show $189 — that figure is outdated.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 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 | Where in The Villages |
|---|---|---|
| Sumter County | ~1.0% (standard); ~1.28% for City of Wildwood parcels | Central and Southern Areas; some Northern Area villages (Santiago, Rio Ranchero, Palo Alto, De La Vista) |
| 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, Hacienda); Fruitland Park section (Pine Hills, Pine Ridge — ZIP 34731) |
| Marion County | ~1.53% | Northern Area band: Chatham, Briar Meadow, Calumet Grove, Piedmont, Springdale, Woodbury |
Always verify by address. These are approximate effective rates based on recent millage data. 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.
Sources: sumterpa.com · lakecopropappr.com · pa.marion.fl.us
The Villages developer lists four ZIP codes as current Villages ZIPs: 32159, 32162, 32163, and 34762. A fifth — 34731 — appears on property records for the Fruitland Park/Lake County section.
| 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) also use this ZIP. |
| 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 | Central (Brownwood corridor) and Southern Area villages. |
| 34762 | Sumter | Eastport and newer southern development areas. Official Villages ZIP per developer FAQ. |
| 34731 | Lake | Fruitland Park section (Pine Hills, Pine Ridge). Not one of the four core Villages ZIPs listed by the developer, but appears on property records for this Lake County section. |
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 | Sawgrass Grove, Eastport |
The northern area is the only area that spans multiple counties. Because of this, property tax rates vary across northern area villages — 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
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 $3,000–$6,000+. 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), Sumter County (central and southern areas, 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 — 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 can carry $3,000–$6,000+ per year.
I run the full cost estimate — bond, taxes, amenity fee, insurance — for every home my buyers consider. It takes about 20 minutes and changes the whole picture of a property.