Moving to The Villages, FL

What The Villages is, physically

The Villages is a very large age-restricted development in Central Florida, mostly in Sumter County and extending into Lake and Marion counties. It is organized into many individual villages, each with its own name and set of homes, tied together by recreation centers, pools, golf courses, and three main town squares: Spanish Springs, Lake Sumter Landing and Brownwood Paddock Square. Development has kept moving south through Sumter County over the years, so the newest sections are farthest from the oldest square.

Census data shows how uniform the housing is: 94.8% detached single-family, 1.0% mobile homes, only 3.6% in buildings of 10 or more units, and a median year built of 2007.

What homes cost

Zillow's typical values run about $210,401 for a 1-bedroom, $279,594 for a 2-bedroom and $415,348 for a 3-bedroom. The 4-bedroom figure of $908,118 is far higher, which reflects how few 4-bedroom homes exist here and how large and well-located they tend to be. The lower third of the market tops out near $300,858 and the upper third starts near $591,916.

Single-family homes are down 0.8% over the year and all homes are up 16.2% over five years. The small condo category rose 10.3% over the year to $367,342, but with so few condos that figure moves on a handful of sales and is not a market signal.

Towns around The Villages cost less: Wildwood is $295,266, Bushnell $292,701, Webster $300,111 and Oxford $351,716 on Zillow's index. Some buyers live just outside and drive in, though access to The Villages' own amenities requires living in it.

The monthly costs on top of the mortgage

Every home in The Villages carries a monthly amenity fee that pays for recreation centers, pools, executive golf and activities. Many homes also carry an infrastructure bond assessed through the local Community Development District, which shows on the property tax bill and can often be paid off in a lump sum. There is also a maintenance assessment for common areas.

• Ask whether the bond on a resale home is paid off, partly paid, or still at the original balance.
• Ask the current amenity fee for that home; fees differ by when the home was first sold.
• Pull the latest tax bill to see every non-ad valorem charge.

Two homes at the same price can differ by thousands of dollars a year once these are added together, so compare total annual cost.

How daily life works

Most residents get around by golf cart on a network of paths, tunnels and bridges, with a car for longer trips. Shopping, restaurants, medical offices and clubs are spread across the community, and the town squares host evening music and events. The calendar is full by design; there are clubs for nearly every interest.

For the outside world, Florida's Turnpike meets I-75 near Wildwood, a short drive from the southern villages. Orlando International is the main airport most residents use, usually more than an hour away. On healthcare, the area has hospital care nearby, and in July 2026 AdventHealth announced plans for a new hospital in The Villages region with a projected opening around 2030.

Storms, insurance and Central Florida weather

Being inland means no storm surge, but hurricanes still bring high wind and heavy rain to Central Florida. Houses built from 2002 on were built to the statewide Florida Building Code, which helps with wind mitigation credits. Ask for the wind mitigation report and the roof's age; many early-2000s homes are now on their first roof replacement cycle. Check the FEMA flood zone, since some homes sit near ponds, retention areas or lakes.

Summers are long, hot and humid, and afternoon thunderstorms are common from June through September. Many residents are seasonal: 11.6% of homes are seasonal or occasional-use in Census data. If you are moving full time, spend a July in the area before you commit, and price the electric bill for running AC most of the year.

What newcomers get wrong

• Underestimating distance. The community is large. A home in the southern villages can be a long golf cart ride from Spanish Springs. Pick a location by where you will spend most days.
• Ignoring the bond. A cheaper home with a full bond balance can cost more than a pricier one with the bond paid.
• Assuming family can move in. Most of the community is age-restricted, and residents under 19 are generally limited to visits. Read the deed restrictions before planning for family to stay long term.
• Using the seller's tax bill. Assessments reset to market value after a sale. Homestead, filed by March 1 of the next year, can take up to $51,411 off assessed value in 2026 for a permanent resident.

Florida has no state income tax, which matters for retirees drawing on pensions and accounts. A shortlist of homes with bond status and total annual fees listed is the clearest way to compare your options here.