What this page covers
Buying in The Villages is unlike most real estate markets — the developer runs its own listing service, sets non-negotiable new-home prices, and the community's ongoing costs (bond, amenity fee, CDD assessments) must be understood before any offer.
01New vs. Resale: Two Distinct Markets
Every home purchase in The Villages falls into one of two tracks. New homes (and land) are sold exclusively through The Villages' own sales team; prices are set by the developer and are non-negotiable. Resale homes — those being sold by current owners — can be listed through either The Villages' proprietary Villages Listing Service (VLS) or the regional Multiple Listing Service (MLS) used by independent Realtors. The two resale channels do not cooperate: a home listed on VLS does not appear on MLS and vice versa. Anyone wanting to see the full resale market must therefore work with both systems. New-home construction is ongoing: as of mid-2026 The Villages is actively building in Sumter and Wildwood to the south, with additional approvals for ~2,100 more homes near Middleton.
3 cited sources
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Florida Buyers Guide: Your Step-by-Step Path to ParadiseAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)Understanding MLS vs. VLS in The Villages, Florida: What You Need to Know Before Buying a HomeAccessed 2026-07-13Open source
Properties of The Villages — The Developer's In-House Brokerage
"Properties of The Villages" is the developer's licensed real estate brokerage and the operator of the Villages Listing Service (VLS). It handles all new-home and land sales, and also dominates the resale market: in 2025 it sold 2,949 pre-owned homes, compared with 483 by the next-largest office (Realty Executives) and 206 by the third (ReMax Premier). The firm markets itself as selling "more pre-owned homes in The Villages than all other offices combined." VLS agent-associates are licensed Florida real estate agents but are not members of a Board of Realtors and therefore do not operate under the Realtor Code of Ethics — an important distinction for buyers who want independent representation. If you want to buy a brand-new home, you must go through Properties of The Villages' sales team; there is no other option. For resales, you can choose either channel.
3 cited sources
- The Villages (official developer site)Sell Your Home — The VillagesAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)Understanding MLS vs. VLS in The Villages, Florida: What You Need to Know Before Buying a HomeAccessed 2026-07-13Open source
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
Home Types: The Product Ladder
The developer offers seven current home series, ranging from entry-level to luxury. Patio Villas are the most affordable (from the low $200s, 1,403–1,870 sq ft, 2–3 BR, golf-car garage common). Cottage Homes step up slightly (from the upper $200s, 2–3 BR). Courtyard Villas (from the mid $300s) are notable for an enclosed private outdoor space built into the design — the standard path for buyers who want a fenced yard for dogs, since retrofit fences are prohibited by deed (see the Fences & Pets tab). Garden Villas (from the mid $400s) offer courtyard-style living in a quaint format. The Verandas (from the low $400s to the upper $700s, 3–4 BR) provide privacy and open-style living. Designer Homes (from the low $300s to $1M+, 2,030–3,560 sq ft, 3–4 BR) are the most popular series with the widest variety of floor plans. Premier Homes (from the $600s to $1M+, 3–4 BR) are the flagship luxury tier, built to order on a selected homesite using a design consultant at the Street of Dreams Design Center. Homes within a given style are grouped by neighborhood — patio villas are not mixed with designer homes. All prices above are developer list prices for new construction as published on thevillages.com as of mid-2026; resale prices vary widely by condition, location, and bond status.
3 cited sources
- The Villages (official developer site)Home Series — The VillagesAccessed 2026-07-13Open source
- The Villages (official developer site)Patio Villas: Affordable, Low Maintenance Living in The VillagesAccessed 2026-07-13Open source
- The Villages (official developer site)Designer Homes — The VillagesAccessed 2026-07-13Open source
The Buying Process for New Homes
Most prospective buyers start with a Lifestyle Preview trip (4–7 days, $129–$199/day for two guests, golf cart included). During the stay, you are paired with a Villages sales rep who can show available and upcoming inventory. New homes are not listed publicly in advance — agents are notified the evening before a home goes on sale, with a price already set. At 8 a.m. the release day, the home goes live and is claimed on a strict first-come, first-served basis: agents refresh their screens at the moment of release, and whoever reserves it first holds it for typically two hours to commit. There is no over-bidding — the price is fixed — but competition for desirable homes is intense. Buyers should have multiple homes on their wishlist, because getting the first-choice on the first attempt is uncommon (one account describes a buyer who was 45th in line on a single home; another needed five attempts before landing a preferred option). For a spec home (already ~90% built), closing typically follows within about 30 days. For a build-your-own Premier or Designer home, a design appointment at the Street of Dreams Design Center is followed by a construction timeline of several months. At closing, buyers receive their Villages ID, which grants access to all amenities.
3 cited sources
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
- The Villages (official developer site)Lifestyle Preview Plan — The VillagesAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Florida Buyers Guide: Your Step-by-Step Path to ParadiseAccessed 2026-07-13Open source
The Bond — What a Buyer Needs to Know
New homes in The Villages carry an infrastructure bond — a capital assessment issued by the Community Development District to finance roads, water systems, tunnels, pools, and other shared infrastructure. The bond is separate from and in addition to your purchase price and mortgage; it appears as a line item on the annual property tax bill. For newer homes, original bond amounts typically range from roughly $23,000 to $50,000+ depending on the home type and district. The bond amortizes over 20–30 years and can be paid off in a lump sum at any time. For resale homes, the bond balance varies enormously: older homes may have little or none remaining, newer ones may still owe the original amount. This means the sticker price of a resale home is not the full financial picture — a $350,000 resale with a $30,000 bond balance outstanding is more expensive than one where the bond is already paid off. Always ask for and verify the exact remaining bond balance before making an offer; amortization schedules are available at districtgov.org. (For the detailed math of how the bond, CDD maintenance assessment, amenity fee, and property taxes interact on an annual basis, see the Taxes & Fees tab.)
3 cited sources
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Bond Explained: What It Is, What It Pays For, How to Check the BalanceAccessed 2026-07-09Open source
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
- Villages Community Development Districts (districtgov.org)Finance & Bond Information — The Villages Community Development DistrictsAccessed 2026-07-09Open source
Financing and Closing
A large share of Villages buyers pay cash — estimates from multiple sources place the cash-buyer percentage at roughly 50–60% of transactions, though this has reportedly declined somewhat in recent years as interest rates rose. For financed buyers, conventional mortgages are the standard; FHA and VA loans each carry important caveats. VA financing cannot be used for new developer homes because the VA's step-by-step construction inspection requirements are incompatible with The Villages' fast-paced spec-build process; VA loans can be used on pre-owned VLS or MLS resales. Get pre-approved before touring, since new homes sell the moment they go live and resale demand keeps moving quickly. Closing takes place at The Villages' title company or a recommended local office; final funds must be wired. Closing costs for buyers follow standard Florida practice: loan origination fees, title insurance, documentary stamps, and prepaid escrow for taxes and insurance. Cash closings can complete in 7–14 days; financed deals typically take 30–45 days. The entire process — from pre-approval through signing — can be handled remotely if you are out of state.
4 cited sources
- Robyn Cavallaro (Villages Buyer Specialist)Understanding MLS vs. VLS in The Villages, Florida: What You Need to Know Before Buying a HomeAccessed 2026-07-13Open source
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
- Realty Executives in The Villages (buysellthevillages.com)The Step-by-Step Process of Buying a Home in The VillagesAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Florida Buyers Guide: Your Step-by-Step Path to ParadiseAccessed 2026-07-13Open source
Florida Closing Costs — The Exact Taxes
Florida's transfer taxes are worth knowing because they're specific and add up. The state documentary stamp tax on the DEED is $0.70 per $100 of the sale price (rounded up) in every county except Miami-Dade — so on a $400,000 home that's $2,800, and on a $700,000 home, $4,900. This is customarily paid by the SELLER in a Florida resale, but it's negotiable and matters to the deal math. If you FINANCE, two more taxes hit the mortgage (and are the buyer's cost): a documentary stamp tax on the note of $0.35 per $100 of the amount financed, plus a one-time 'nonrecurring intangible tax' of 0.2% (2 mills, $0.002 per $1) on the mortgage. On a $320,000 loan that's about $1,120 (note stamps) + $640 (intangible) ≈ $1,760. On top of those transfer taxes, budget for title insurance (Florida sets promulgated title rates), lender/origination fees, recording fees, and prepaid escrow for taxes and insurance. A rough all-in for a financed buyer runs a few percent of the price; a cash buyer skips the mortgage taxes entirely. Get a written closing-cost estimate from the title company early.
2 cited sources
- Florida Department of RevenueFlorida Documentary Stamp TaxAccessed 2026-07-16Open source
- Florida Department of RevenueNonrecurring Intangible TaxAccessed 2026-07-16Open source
Practical Buyer Cautions
Several cautions apply specifically to The Villages that general home-buying guides miss. First, always get a home inspection — The Villages' speed-to-close culture should not skip this step; a whole-home inspection, four-point inspection (for insurance), wind mitigation report, and WDO (wood-destroying organism) check are all standard and recommended. Second, verify the bond balance on any resale, since listings do not always prominently disclose what is owed; confirm it via districtgov.org or call the VCDD Bond Team at 352-751-3900 before making an offer. Third, understand the amenity fee (~$199–204/month as of early 2026) — it is embedded in the deed as a covenant, not an HOA vote, and it CPI-escalates annually. Fourth, if a fenced yard for dogs is a must-have, do not assume you can add one later or infer one from Patio, Courtyard, Veranda, or any other series label. Require property-level evidence in the listing, photos, survey, declaration, approval record, and walkthrough; see Fences & Pets. Fifth, understand that the VLS does not show how long a home has been on the market once it goes pending — ask the sales associate directly for days-on-market and price history. Sixth, on the resale VLS side, the Bond and CDD amounts are not always listed upfront — insist on a written breakdown before signing anything.
5 cited sources
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Florida Buyers Guide: Your Step-by-Step Path to ParadiseAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)Understanding MLS vs. VLS in The Villages, Florida: What You Need to Know Before Buying a HomeAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Bond Explained: What It Is, What It Pays For, How to Check the BalanceAccessed 2026-07-09Open source
- Villages Community Development Districts (districtgov.org)Finance & Bond Information — The Villages Community Development DistrictsAccessed 2026-07-09Open source
- Stay The VillagesCost of Living in The Villages, FL — HOA Fees, Amenity Fees & Monthly Costs (2026)Accessed 2026-07-09Open source
Location Within The Villages Matters Enormously
The Villages spans three counties — Marion in the northern edge, Lake around the original Lady Lake / Spanish Springs side plus some newer areas, and Sumter through much of the middle and southern growth corridor. The newest and still-growing southern expansion is primarily around Wildwood and the broader Southern Oaks / Middleton area. The county your home sits in affects your property tax rate materially (see the Taxes & Fees tab for millage comparisons). Beyond county, microsite decisions — proximity to a town square, golf course view, pool, pickleball courts, directional orientation of the lanai — significantly affect both daily livability and resale value. Homes facing north or south are often preferred for lanai comfort. Residents who buy more than once in The Villages (which is common — one widely cited figure is that the average Villager buys three homes over time) typically cite location refinements as the main reason for the second or third purchase.
3 cited sources
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
- Robyn Cavallaro (Villages Buyer Specialist)The Villages Florida Buyers Guide: Your Step-by-Step Path to ParadiseAccessed 2026-07-13Open source
- Stay The VillagesCost of Living in The Villages, FL — HOA Fees, Amenity Fees & Monthly Costs (2026)Accessed 2026-07-09Open source
After Closing: Getting Set Up
At or immediately after closing, stop by a Village sales office to pick up your Villages ID card — this grants access to all recreational amenities, pools, golf courses, and entertainment venues. The ID card also contains your district and unit number, which you will need to look up your bond amortization schedule at districtgov.org and to contact VCDD for any district-related matters. Utility setup for a new home typically involves SECO Energy (electricity), TECO where gas is available, District utility billing for water/wastewater/trash/amenity billing, and a private internet provider such as Xfinity or Quantum Fiber. The annual county tax bill is separate and carries the property tax plus non-ad-valorem lines such as bond debt and CDD maintenance. Spec homes come with basic landscaping; any exterior modifications — including landscaping changes, gutters, lanai enclosures, and anything structural — require prior ARC (Architectural Review Committee) approval. Gutters are not included on most new homes, and ceiling fans without lights are the default; many new owners add these in their first months. If any of the local vocabulary in this section is unfamiliar — ARC, VCDD, plat unit, bond versus CDD — the Glossary defines each term in plain English, and the Frequently Asked Questions page answers the things buyers most often ask after a first visit.
7 cited sources
- ESI MoneyHow to Buy a Home in The VillagesAccessed 2026-07-13Open source
- Villages Community Development Districts (districtgov.org)Finance & Bond Information — The Villages Community Development DistrictsAccessed 2026-07-09Open source
- Villages Community Development Districts (districtgov.org)Community Standards — The Villages Community Development DistrictsAccessed 2026-07-12Open source
- SECO EnergySECO Energy — member-owned electric cooperative serving the Villages areaAccessed 2026-08-08Open source
- Villages Community Development Districts (districtgov.org)Bill Payment Information — combined monthly utility billAccessed 2026-08-07Open source
- Comcast / XfinityXfinity — The VillagesAccessed 2026-07-16Open source
- Quantum FiberQuantum Fiber — The VillagesAccessed 2026-07-16Open source