Quick Reference
The Villages developer (Holding Company of The Villages, Inc.) sells new homes exclusively through their own sales operation — no buyer's agents, no MLS, no negotiation. The process is straightforward: visit the Welcome Center, choose a floor plan and lot, sign a contract, wait for construction (typically 6–12 months). The developer's financing arm offers competitive rates but buyers should also compare outside lenders.
For most buyers comparing new construction to resale, the key variables are: (1) Do you need to move in quickly? Resale wins. (2) Do you want the newest floor plans and builder warranty? New construction wins. (3) Do you want price flexibility and negotiating room? Resale wins. (4) Do you want to avoid the highest bond balances? Look at south-of-466 or north-of-466 resale rather than Fenney/Eastport new construction. (5) Do you want the newest construction standards and energy efficiency? New construction or recent Fenney resales win.
Key Financial Considerations
New construction and resale are taxed the same way — Florida property taxes apply based on assessed value, and homestead exemption is available to primary residents regardless of whether the home is new or resale. The bond structure is the key financial difference between new and resale.
New construction in the Fenney/Eastport zone carries CDD bond balances of $20,000–$40,000+ — the highest in The Villages. However, with developer new construction, the bond is typically factored into the purchase price differently than resale, where the remaining balance is separate from the listing price. Compare total cost of ownership (price + bond + monthly payments) rather than just listing price.
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Resale advantages: immediate move-in, established neighborhoods, lower prices in north-of-466 ($160K–$350K) and south-of-466 ($295K–$520K), lower or zero bond in older sections, and the ability to negotiate. New construction advantages: builder warranty (typically 1-year workmanship, 2-year mechanical, 10-year structural), modern floor plans, energy-efficient construction to current codes, and customization options. Neither is categorically better — the right choice depends on budget, priorities, and timing.
The developer does not negotiate on new construction pricing — list price is list price. Resale homes in The Villages do negotiate, particularly in softer inventory periods. Buyers who want price flexibility should look at resale.
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The Villages Fundamentals
Three zones, three financial profiles: north of 466 (Marion County, $160K–$350K, bond often zero), south of 466 (Sumter County, $295K–$520K, bond $8K–$27K), Fenney/Eastport (Sumter County, $350K–$590K, bond $20K–$40K). The bond — a CDD special assessment — is separate from listing price and must be verified per property.
Lifestyle fee is ~$195/month and covers executive golf, recreation centers, pools, and entertainment. The 1,500+ mile golf cart path network connects the entire community. Three active town squares provide nightly entertainment.