The Newest Chapter of The Villages
The Fenney and Eastport zone represents The Villages' most ambitious expansion — the developer's push south of 466A into what was previously undeveloped land in southern Sumter County. Development began around 2015 and continues today. The zone currently includes seven named villages and a developing fourth town square (Eastport) that will eventually anchor the zone the way Lake Sumter Landing anchors the north and Brownwood anchors the mid-section.
Buyers come to this zone for one primary reason: the newest construction in The Villages. Homes built 2015–2023 have modern floor plans, energy-efficient construction, the most current Florida building codes (meaningfully stronger wind resistance than pre-2002 construction), and the freshest mechanical systems. The trade-off is the highest bond balances in the entire community.
The Bond Math in This Zone
Bond balances in Fenney and Eastport range from approximately $20,000 to $40,000+ depending on the specific property and its construction date. On a 30-year CDD payment schedule, that adds roughly $100–$200/month to your carrying cost — on top of the $195/month lifestyle fee, Sumter County property taxes (~$250–$350/month on a $450K home), and homeowner's insurance ($200–$350/month). Total non-mortgage carrying costs in this zone can run $750–$1,100/month before your mortgage payment.
Run this math before you compare a Fenney home to a south-of-466 home. A $50,000 price difference can disappear quickly when the bond differential is factored in.
7 Named Villages in the Fenney & Eastport Zone
The Developing Town Square
Eastport Paddock Square is under active development and will be the fourth town square in The Villages when complete. The square model is what makes The Villages unique — daily free entertainment, restaurants, shops, and community gathering that creates the social heartbeat of each zone. Eastport is being built on that model.
As of 2026, Eastport Square is partially developed but not at the full activation level of Brownwood or Lake Sumter Landing. Buyers in this zone are making a bet — the same bet that buyers made in the mid-2000s when Brownwood was building out — that the square will fully activate and appreciate the surrounding homes. That thesis proved correct in every prior expansion wave in The Villages' history.
Orlando metro: Median price $410,000 · Days on market 51 · March 2026