Buying a home in The Villages feels like shopping for a retirement theme park where someone forgot to tell the residents they're supposed to slow down. With 150,000+ people zipping around in golf carts across 78 different villages, America's largest active adult community has evolved into something between a small city and a perpetual summer camp for seniors.
Understanding the real costs before falling in love
Let's talk money first, because nothing ruins a Florida retirement dream faster than discovering your monthly costs just doubled.
The Villages housing market has finally taken a breather after years of pandemic-fueled insanity. Median prices have dropped 6.5% year-over-year to around $355,000, with 82% of homes now selling below asking price. That's a dramatic shift from the bidding wars of 2021, when buyers were practically throwing money at anything with a golf cart garage.
But here's where it gets interesting… and by interesting, I mean expensive. Your mortgage payment is just the appetizer in The Villages' financial feast. Budget an additional $807-1,262 monthly for the full meal deal. The mandatory amenity fee runs $189-199 monthly, which sounds reasonable until you add Community Development District (CDD) fees ranging from $129 in older sections to $220+ in new developments. These bonds pay for infrastructure, and yes, they appear on your property tax bill like an unwelcome houseguest.
Property taxes vary wildly depending on which county your village calls home. Sumter County offers the lowest rate at 1.03%, while Lake County hits you with 1.66%. On a $400,000 home, that's a difference of about $2,500 annually, or roughly 250 rounds of championship golf.
Your monthly utility cocktail of water, sewer, electric, and trash averages $258-350, with pool owners adding another $100-200 for their aquatic money pit. Homeowners insurance runs $200-233 monthly, and if you're smart, you'll add flood coverage for another $33. Oh, and those championship golf courses everyone raves about? They cost $15-45 per round on top of your amenity fee, which only covers executive courses.
Finding your perfect village (there are 78 to choose from)
Choosing a neighborhood in The Villages is like picking a favorite child, except there are 78 of them and they all want your money.
Spanish Springs: Where it all began
The original Villages north of Highway 466 offer a time machine back to the 1980s and 90s, complete with lower prices and Spanish Colonial architecture that screams "retirement community" in the most endearing way possible.
These 27 neighborhoods represent the budget-friendly door into The Villages, with homes typically priced between $200,000-400,000. Villages like Pine Hills, Silver Lake, and Valle Verde range from 100-300 homes each, creating that small-town vibe where your neighbors actually know your name… and your business. The paid-off infrastructure bonds mean lower CDD fees, though many homes predate 2002 hurricane building codes, so you might want to check if your roof can handle more than a stiff breeze.
Spanish Springs Town Square anchors this area with its adobe-colored buildings and the Sharon L. Morse Performing Arts Center, where 1,000+ seats regularly fill for shows ranging from tribute bands to actual celebrities who need the paycheck. The square's restaurants include Ruby Tuesday and Bella Vita Italian Steakhouse, perfect for when you want Italian food served by servers who remember when Sinatra was still touring.
Spanish Springs by the numbers:
- Home prices: $200,000-400,000
- CDD fees: Lowest (bonds paid)
- Hurricane protection: Pre-2002 codes
- Golf holes: 117 championship, 234 executive
- Personality type: Budget-conscious traditionalists
Lake Sumter Landing: The goldilocks zone
The 31 neighborhoods between Highways 466 and 466A have become The Villages' beating heart, where everything feels just right… if you can afford it.
This central corridor hosts Duval Village, the community's largest at 1,550 homes, along with popular spots like Caroline and Virginia Trace. Home prices range from $300,000-600,000, hitting that sweet spot between "affordable" and "my kids are worried about their inheritance." These neighborhoods benefit from Sumter County's lowest property taxes and post-2002 hurricane standards, meaning your house probably won't blow away and you'll have money left for golf.
Lake Sumter Landing Market Square reigns as the busiest entertainment district, where waterfront dining at Lighthouse Point Bar & Grill lets you pretend you're on vacation while living here full-time. The proximity to UF Health Spanish Plaines Hospital and The Villages Health centers makes this area particularly attractive to buyers who appreciate being golf cart distance from their cardiologist.
Homes here typically sell within 52-72 days, up from the previous 38-44 day average when buyers were fighting with cash offers and promises of their firstborn grandchild.
Brownwood: Where the other half lives
South of Highway 466A, Brownwood showcases what happens when The Villages decides to get fancy.
These 14 neighborhoods feature "Old World Florida" architecture, which is marketing speak for "it looks expensive because it is." Homes range from $400,000-700,000, with Premier models offering 2,730-5,910 square feet… because apparently some retirees need space for all the stuff they swore they'd downsize.
Brownwood Paddock Square opened in 2012 with a western theme that includes the 151-room Brownwood Hotel and Wolfgang Puck Kitchen + Bar, where you can pay $18 for a burger that tastes suspiciously similar to the $8 version at the local pub. The newer infrastructure means higher CDD fees of $150-220 monthly, but you get state-of-the-art recreation centers and pools that don't smell like they've been chlorinated since the Reagan administration.
Sawgrass Grove and Eastport: The future costs more
The Villages' southernmost expansion below Highway 44 represents the community's vision for the future, complete with futuristic prices.
Currently developing 34+ neighborhoods including Fenney, Hawkins, and the premium Enclave at Dabney, this area attracts buyers who want the newest everything. Homes start at $500,000 and climb past $1 million for those who apparently didn't get the memo about downsizing. Natural gas service and tankless water heaters come standard, because nothing says "modern retirement" like on-demand hot water.
The 2022-opened Sawgrass Grove Market introduces contemporary outdoor dining, while the upcoming Eastport Lifestyle Center promises 250 acres of European-inspired architecture with an indoor gymnasium and central lake. Opening in 2025-2026, it'll give residents yet another place to drive their golf carts while complaining about all the construction traffic.
Healthcare access matters more than you think
Nothing makes you appreciate proximity to medical facilities quite like turning 65 and suddenly developing opinions about different blood pressure medications.
The Villages Health System operates multiple care centers throughout the community, all accessible by golf cart for when you throw out your back trying to prove you've "still got it" on the pickleball court. The system accepts major insurance including Medicare, with minimal wait times that put most city hospitals to shame.
UF Health Spanish Plaines Hospital provides full-service care as part of the nationally-ranked UF Health network. AdventHealth offers 24/7 emergency services across all three counties, while a specialized 40-bed Select Specialty Hospital handles critical illness recovery. The Florida Cancer Specialists & Research Institute maintains an on-site presence, and there's even a VA outpatient clinic for veterans.
Villages nearest these medical facilities command price premiums, particularly those surrounding the main UF Health campus. Caroline and Virginia Trace benefit from proximity to multiple facilities, making them popular with buyers who've reached the age where "location, location, location" means "doctor, doctor, pharmacy."
The lifestyle rules you'll love (or hate)
The Villages operates like a homeowners association that achieved world domination, with rules for everything and committees to enforce them.
Age restrictions and guest policies
At least one household member must be 55 or older, with no full-time residents under 19 permitted. Grandkids can visit for 30 consecutive days annually, which is coincidentally about how long it takes before you remember why you moved to an age-restricted community. The demographic breakdown tells the story: median age of 73.6 years, 81.6% over 65, and 95.7% White Non-Hispanic, making it about as diverse as a mayonnaise sandwich on white bread.
The golf cart lifestyle
The Villages' 90+ miles of golf cart paths connect all villages through tunnels and bridges, creating a parallel transportation universe where the speed limit tops out at 20 mph. Licensed drivers 15 and older can operate carts, leading to the surreal sight of teenagers teaching their grandparents how to parallel park a golf cart.
Recent additions include the Chitty Chatty Bridge over State Road 44 and Water Lily Bridge spanning the Florida Turnpike, names that sound like they were chosen by a committee that ran out of serious ideas.
Property modifications and deed restrictions
Every exterior modification requires architectural review committee approval, from pool installations to painted driveways. These committees process 300+ applications weekly, presumably while enjoying the power trip of denying someone's pink flamingo garden sculpture. Each of the 17 Community Development Districts maintains different deed restrictions, so that tasteful garden gnome allowed in Duval might be considered an abomination in Fenney.
Pet policies worth noting:
- Two-pet maximum community-wide
- Required vaccinations and registration
- Four dog parks available
- Leash laws strictly enforced
- No exotic animals (sorry, emotional support peacocks)
Climate reality check for your retirement dreams
Central Florida's subtropical climate enables year-round outdoor activities, assuming you consider sweating profusely an activity.
The Villages' inland location provides relative hurricane safety, with storms typically downgrading to "slightly angry thunderstorms" by the time they arrive. Residents often serve as evacuation destinations for coastal friends, leading to impromptu hurricane parties that are exactly as fun as they sound.
However, climate projections paint a toastier future. Extreme heat days above 95.4°F will increase from 7 to 71 annually by 2050, turning that golf cart ride into a mobile sauna experience. The area faces 98% wildfire risk and 24% flooding vulnerability, statistics that insurance companies absolutely love to quote when calculating your premiums.
Annual precipitation of 50.9 inches keeps everything lush and green, while also ensuring your joints provide more accurate weather predictions than the local meteorologist. The advanced water management system south of Highway 466 prevents flooding issues that occasionally impact older northern sections, where drainage was apparently designed by optimists.
Entertainment and activities (all 3,000+ of them)
The Villages offers more organized activities than a cruise ship on steroids, with three town squares providing free nightly entertainment 365 days annually.
Spanish Springs rocks a southwestern theme, Lake Sumter Landing channels New England fishing village vibes, and Brownwood embraces Old Florida cattle town character. The upcoming Eastport Lifestyle Center promises European sophistication, though it'll probably still feature the same cover bands playing "Margaritaville" for the millionth time.
Beyond the 56 golf courses offering 729 total holes (more than anywhere else on Earth, because apparently that's a competition), residents access 100+ recreation centers categorized as regional, village, and neighborhood facilities. The recent Senior Games featured 426 swimming athletes, proving that competitiveness doesn't diminish with age… it just moves to the pool.
The Villages Lifelong Learning College offers no-pressure education at $80 per six-week session, perfect for finally understanding what your smartphone actually does. The Enrichment Academy provides seasonal courses from swimming to beer tasting, because learning should be fun, or at least involve alcohol.
Making your decision (choose wisely)
Success in The Villages depends on embracing the golf cart culture, participating in endless activities, and accepting that privacy is about as common as a teenager at the town square.
Real estate professionals emphasize location relative to town squares as the primary value driver. Golf cart accessibility to your preferred amenities matters more than square footage, unless you enjoy long, hot rides to everywhere you need to go. Marina County's northern villages offer the best value for budget-conscious buyers who don't mind higher property taxes and distance from newer amenities.
Visit during both peak season (January-March) and off-season to experience the full range of crowds. Peak season brings snowbirds, longer restaurant waits, and golf course bottlenecks that'll test your retirement patience. Off-season offers a glimpse of the "real" Villages, where you might actually get a tee time without selling your soul.
The cooling real estate market has created opportunities absent during recent years, particularly in older northern sections where infrastructure bonds are paid off but homes might need updates from this century. For the right buyers… those prioritizing healthcare access, year-round golf, and constant social engagement… The Villages delivers a retirement lifestyle unmatched in scale and scope anywhere in America.
Just remember: you're not just buying a house, you're buying into a lifestyle where your biggest daily decision might be which of the 3,000 weekly activities to attend. Welcome to retirement at full throttle.
