Buying a Home in The Villages? Here’s What You Need to Know About the Costs
If you’re thinking about buying a home in The Villages, you’ll hear a few terms that don’t always show up in traditional communities. Don’t worry — once you understand them, they’re actually pretty straightforward.
There are three key costs every buyer should be familiar with:
Let’s break them down in plain English.
The Bond: Paying for the Community Before You Move In
When land is developed in The Villages, the builder doesn’t wait until homes are sold to create roads, utilities, and amenities. Instead, they fund all of that upfront using a municipal bond. Each home in that section then pays its share.
What Does the Bond Pay For?
Your bond helps pay for the things that make The Villages so desirable:
In short, the bond covers the infrastructure and amenities that are already in place before your home is even built.
Bond Basics You Should Know
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Most bonds are spread out over 30 years
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They include interest and administrative costs
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The bond amount depends on the type and size of the home
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You can look up full bond details anytime at districtgov.org, including:
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Original bond amount
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Interest rate
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Annual payment
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Remaining balance
A Few Important Things to Remember
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The bond is tied to the home, not the homeowner
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Deciding whether to pay off the bond is a personal choice
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Paying off the bond doesn’t raise the home’s value, but it can make it more attractive to buyers
Typical Bond Amounts by Area
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North of Route 466: Many homes have bonds already paid off
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Marion County: Lower bond balances are common
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South of Route 44: Most bonds are still active due to newer construction
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Older homes: Around $15,000
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Newer homes: Around $25,000–$30,000
How You Pay the Bond
Bond payments show up right on your property tax bill as a non-ad valorem assessment. Depending on the county, they’re paid annually or quarterly.
Your tax bill may include:
The CDD: Taking Care of the Community
The Villages doesn’t have a traditional HOA. Instead, it operates under a Community Development District (CDD). While the community is deed-restricted, the CDD’s role is really about maintenance, not micromanaging your home.
What Does the CDD Cover?
Your CDD fee pays for the upkeep of shared spaces, including:
Think of it like an HOA’s maintenance budget — without the HOA rules.
What Homeowners Handle Themselves
You’re responsible for your own property expenses, such as:
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Trash service
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Cable and internet
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Lawn care and landscaping
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Exterior maintenance (roof, siding, stucco, etc.)
How Much Is the CDD?
CDD fees vary by district and home type:
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Some districts are as low as $355 per year
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Marion County districts can be closer to $900 per year
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Premier homes may have CDD fees over $1,200 per year
You can find exact numbers for any property at districtgov.org.
The Amenity Fee: Access to the Lifestyle
While The Villages doesn’t have an HOA, it does have an Amenity Fee — and this is the one that unlocks the fun.
What Does the Amenity Fee Pay For?
Your monthly amenity fee gives you access to:
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Executive golf courses
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Pools and recreation centers
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Pickleball and tennis courts
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Outdoor fitness equipment
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Community centers and pavilions
This fee is what supports the active, social lifestyle The Villages is famous for.
Golf in The Villages
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Executive Courses
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Included with your amenity fee
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Free if you walk
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Golf cart users purchase a Trail Pass (monthly, quarterly, or annual options)
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Championship Courses
Amenity Fee Details
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Currently about $199 per month (as of June 2025)
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Paid through your water, sewer, and trash bill
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The amount can change once per year
The Bottom Line
Buying a home in The Villages comes with a few unique costs, but they’re all part of what makes the community so well-planned and enjoyable. When you understand the bond, CDD, and amenity fee, it’s much easier to budget confidently and focus on finding the right home and lifestyle fit.
Helpful Resources