8 Things to Know Before Making an Offer
Decide North vs South vs Fenney
The 466 highway is the dividing line every Villages buyer must understand. North of 466: Marion County, $160K–$350K, bonds often zero, 1980s–1990s construction, smaller homes. South of 466: Sumter County, $295K–$520K, bond $8K–$27K, 2000s construction, larger homes. Fenney/Eastport: Sumter County, $350K–$590K, bond $20K–$40K, 2015+ construction, newest homes. This decision comes before specific village selection — the zones have different financial profiles that must be understood first.
Understand the Bond Before You Look at Prices
The CDD bond is a special assessment attached to The Villages properties that funded the infrastructure when each village was built. It stays with the property — the buyer inherits whatever balance remains. Two homes at the same listed price in the same village can carry $0 or $25,000 in remaining bond. The bond is never in the listing price. You must request the CDD payoff statement during your inspection period. Factor the monthly bond payment (typically $100–$200/month on south/Fenney balances) into your total ownership cost.
Calculate the Full Monthly Cost Stack
The asking price is only one number. Total monthly carrying costs include: lifestyle fee (~$195/month, same throughout The Villages), property taxes (Marion County ~$0.95/$1K, Sumter ~$1.10/$1K), homeowner's insurance ($200–$450/month — Florida insurance costs are significant and must be verified before closing), CDD bond payment (varies by property), and golf cart insurance (~$10–$15/month). In south-of-466 and Fenney sections, non-mortgage carrying costs routinely run $700–$1,100/month.
Get Insurance Quotes Before Going Under Contract
Florida homeowner's insurance is in crisis. Major carriers have exited the state or restricted new policies. Premiums have risen 40–80% in many central Florida markets since 2022. Older homes (north-of-466, pre-2000 construction) may face limited carrier options or surcharges for aging roofs. Get actual insurance quotes on any specific property before your inspection period ends — not after. This is not optional; insurance availability affects whether you can close.
Verify the County for Each Property
The Villages spans three counties — Sumter, Marion, and Lake — and the county determines your tax rate. Two homes on the same street can be in different counties depending on where the line runs. Marion County has the lowest rate (~$0.95/$1K); Lake County the highest (~$1.25/$1K). Verify the county on any specific property at the applicable county property appraiser website before making an offer. Your title company will also confirm this during closing.
Understand the Golf Cart Ecosystem Before You Buy a Cart
The golf cart is the primary transportation mode in The Villages — 1,500+ miles of cart paths connect virtually every part of the community. New carts run $12,000–$18,000; refurbished carts $5,000–$10,000. Gas vs electric is a personal preference decision. Cart insurance is required by The Villages. Cart registration and decal are required. HOA rules on cart storage vary by section. Do not assume your garage will fit your planned cart configuration without measuring.
Know Which Town Square Is Yours
Each zone is anchored by a town square with nightly entertainment, restaurants, and shops. Lake Sumter Landing serves the north. Brownwood Paddock Square serves the mid-section. Sawgrass Grove serves another part of the community. Eastport Square is under development for the newest zone. Your village's proximity and cart-path access to its nearest square is a lifestyle factor worth evaluating specifically — two villages at similar prices can have meaningfully different square access depending on their position in the cart-path network.
File for Homestead Exemption the First January After Closing
Florida's homestead exemption reduces your assessed value by up to $50,000 for primary residents. The deadline is March 1 of the year after you close. Miss it and you wait another year. Once filed, the Save Our Homes provision caps your annual assessment increase at 3% per year regardless of market appreciation — a significant long-term savings in a rising market. This is one of the most important administrative steps for new Florida homebuyers.
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Orlando metro: Median price $410,000 · Days on market 51 · March 2026