HOA & CDD
Reviewed 2026-08-16
The Villages has no traditional HOA — it's run by Community Development Districts (special-purpose governments), recorded deed restrictions, and an amenity authority. Here's how that differs from an HOA, what you actually pay (bond + CDD assessment + amenity fee), the rules that bind you, and how to look it all up before you buy.
Is there an HOA in The Villages?
This is the single most common point of confusion, and the short answer is: no, not a traditional one. There is no private homeowners association with a members' board and monthly HOA dues. Instead, the same jobs an HOA does — funding shared infrastructure and amenities, and enforcing community rules — are handled by a stack of other things: Community Development Districts (CDDs, which are special-purpose units of local government), recorded deed restrictions, an amenity fee run by an amenity authority, and a deed-compliance office. It works, but the legal structure, how you pay, and what rights you have are meaningfully different from an HOA — so it's worth understanding before you buy.
Sources: [The Villages (official developer site)] [The Villages 101] [The Villages Community Development Districts]
HOA vs. CDD — the real differences
How the Villages system compares to the HOA you may be used to:
| Dimension | Typical HOA | The Villages (CDD system) |
|---|---|---|
| What it is | A private, nonprofit corporation | A CDD — a special-purpose unit of local government (Fla. Stat. Ch. 190) |
| What you pay | HOA dues | An infrastructure bond + a CDD maintenance assessment (both on your tax bill) + a separate amenity fee |
| How it's billed | A monthly or quarterly HOA invoice | Bond and CDD assessment ride on your annual property-tax bill; the amenity fee is billed separately |
| Who governs it | A board elected by homeowner members | A CDD board — developer-controlled early on, transitioning to elected residents in built-out residential districts; meetings run under Florida's Sunshine (open-meeting) law |
| Who enforces rules | The HOA board and its covenants | Recorded deed restrictions, enforced by the district's Community Standards (deed-compliance) office — complaint-driven, not a volunteer board |
| Collection power | Can lien and foreclose on unpaid dues | CDD assessments sit on the tax bill with tax-lien priority; they survive a foreclosure (see our Foreclosures section) |
Sources: [The Florida Senate] [The Villages (official developer site)] [Villages Community Development Districts (districtgov.org)] [The Villages Community Development Districts]
What you actually pay — the three charges
There are no HOA dues, but there are three recurring or one-time charges you can't opt out of. Budget all three, and verify the exact figures for a specific home:
| Charge | What it funds | Rough cost | How it's billed |
|---|---|---|---|
| The bond | Your share of the infrastructure (roads, utilities, rec centers) | ~$14,000 (older homes) to $20,000–$28,000 (newer), remaining | On the tax bill; can be paid off early or paid down over ~30 years |
| CDD maintenance assessment | Ongoing upkeep of common areas in your district | ~$350–$1,000+/year | On the tax bill, annually |
| Amenity fee | Golf, pools, rec centers, and Community Watch | ~$199–$204/month (≈$2,400–$2,450/yr) | Billed separately (not on the tax bill); adjusts annually with CPI |
Sources: [Robyn Cavallaro (Villages Buyer Specialist)] [Villages Community Development Districts (districtgov.org)] [Villages-News.com]
The rules that bind you: deed restrictions
In place of HOA covenants, every home is bound by the recorded Declaration of Restrictions for its district. These govern the things buyers care about: exterior changes and paint colors, fences (see our Fences & Pets section), pets, parking (no overnight commercial vehicles or long-term RV/boat storage), signage, business use, short-term rentals, and the 55+ occupancy rule (at least one resident 55+, none permanent under 19). Enforcement runs through the district's Community Standards / deed-compliance office and is largely complaint-driven — a neighbor reports a violation, staff investigates, and you're asked to correct it. The exact rules differ by district and era, so pull the recorded declaration for the specific parcel before you buy.
Sources: [Villages Community Development Districts (districtgov.org)] [Villages Community Development Districts (districtgov.org)] [Sweeney Law PA]
Governance and your voice
Because CDDs are governments, their boards meet in public under Florida's Sunshine law, with posted agendas and minutes you can attend or read. In the newer districts the developer still controls the boards; as a district builds out, control shifts to residents who elect the board, and amenity matters north and south of CR 466 are advised by resident committees (the AAC and PWAC). It's more transparent than many HOAs in some ways (open meetings, public records) and less resident-controlled in others (developer influence, and you can't simply vote to change an assessment). Our Government section goes deeper on how the boards and committees work.
Sources: [The Villages Community Development Districts] [Villages-News.com] [The Villages Community Development Districts]
What it means for a buyer — and how to look it up
You cannot opt out of the CDD assessments or the deed restrictions — they run with the property. So do three lookups before you commit, all free at districtgov.org: (1) find which district the home is in; (2) pull its remaining bond balance (it can swing the true cost by tens of thousands — see New vs. Resale and Taxes & Fees); and (3) read the recorded Declaration of Restrictions for that district so there are no surprises about fences, pets, parking, or rentals. Then budget the full picture — bond + CDD assessment + the roughly $199–$204/month amenity fee — into your real monthly cost, not just the mortgage.
Sources: [Villages Community Development Districts (districtgov.org)] [Villages Community Development Districts (districtgov.org)] [Villages Community Development Districts (districtgov.org)]
Not legal advice
This is general research, not legal advice, and district rules, assessments, and fees change. Deed restrictions, bond balances, and CDD structures vary by district and are updated over time. Before relying on any of it, confirm the specifics for your exact parcel with the district (districtgov.org) and, for anything consequential, a Florida real-estate attorney.