The Villages is the biggest 55+ community in the country and the one most Central Florida buyers ask about first. It is also the one where the developer controls most of what you read. This guide is built on the 2,051 Villages resales that closed through the open MLS in the twelve months to August 2026, from our own database, plus the fee and bond facts a buyer needs before making an offer.
What is The Villages and where is it?
The Villages is a 55+ master-planned community of more than 70,000 homes and about 130,000 residents across Sumter, Lake and Marion counties, roughly an hour northwest of Orlando. It has grown continuously since 1978 and is still building at its southern end. It is not gated. More than 100 miles of golf-cart streets and paths connect about 70 named villages to three town squares with free nightly entertainment, 35-plus recreation centers, more than 100 pools, 41 free executive golf courses and 12 championship courses.
What do resale homes in The Villages cost?
The median MLS resale closed at $355,000 in the twelve months to August 2026, down 2.7% from $365,000 the year before, on 17% more sales. Half of all sales fell between $290,000 and $458,250. The typical home sold was 1,535 square feet, built in 2005, and went under contract after 41 days at 94.6% of its original asking price, four days faster than the year before.
| Villages MLS resales, Sep 2025 to Aug 2026 | Homes sold | Median price |
|---|---|---|
| 1 bedroom | 17 | $204,000 |
| 2 bedrooms (mostly patio and courtyard villas) | 622 | $270,000 |
| 3 bedrooms (cottage and designer homes) | 1,355 | $400,000 |
| 4 or more bedrooms (premier homes) | 57 | $820,000 |
| All resales | 2,051 | $355,000 |
As of 24 September 2026 there are 490 active MLS listings from $137,500 to $1,749,000, median asking $389,950, with 204 more under contract. At the current pace of about 170 sales a month, that is 2.9 months of supply, a seller’s market by any measure and the tightest of the large 55+ communities we track.
One thing to know about these numbers: they cover homes sold through the open MLS by outside brokerages. The Villages’ own sales operation lists resales separately and those do not appear here, so total resale volume is higher than 2,051. If you are comparing prices, compare like with like.
What are the fees in The Villages?
There is no HOA. Instead there are three recurring charges and one debt. The amenity fee is about $195 a month for most homes; it is set by the deed restriction on each home, adjusts with the Consumer Price Index, and is not reset when you buy a resale, so an older home can carry a lower fee than a new one. The MLS median for the homes sold last year was $199.
The bond is the part that surprises people. It is the home’s share of the infrastructure debt for its district, paid annually on the tax bill over about 30 years, and it stays with the property when it sells. Balances run from nothing on many homes north of County Road 466 to $5,000 to $25,000 south of it and $25,000 to $40,000-plus in the newest villages near Fenney and Eastport. A home marked “bond paid” has none. Ask for the exact payoff on any home you consider.
On top of that, each district charges an annual maintenance assessment, typically $350 to more than $1,000 depending on the district, and some districts have added a fire assessment of about $13 a month. Combined district charges commonly run $1,600 to more than $6,000 a year. Golf on the executive courses is free; the championship courses charge per round or by membership.
Should you buy through the developer or an outside Realtor?
You can do either, and the difference is who represents you. The Villages’ sales agents work for the developer and list resales through its own system. An outside Realtor represents you, can show you homes listed by anyone, and can pull the comparable sales for the exact villa or designer model you are looking at. On the selling side, an outside brokerage puts your home on the MLS and the major portals, in front of every buyer, not only those walking into a developer sales office. We wrote a separate guide on selling in The Villages through the developer versus an outside Realtor.
Is The Villages right for you?
It suits people who want a full calendar every day, a golf cart as a second car, and a town square within a few minutes of home. Nothing else in Florida matches the scale. The trade-offs are that scale, the bond and district charges on top of the amenity fee, the constant construction at the southern edge, and the fact that it is an hour from Orlando’s airport and hospitals rather than twenty minutes.
Buyers: the market is tight and correctly priced homes go under contract in about six weeks. Decide what you want before you tour, and have your financing ready. Sellers: price to the last three months of sales for your model and village, disclose the bond balance up front, and list where every buyer can see it.
We can pull recent MLS sales for a specific village, model or price range. Ask us, or search current listings. For how The Villages compares with Solivita, Del Webb and the other options, see our Central Florida 55+ communities guide.
Frequently asked questions
How much does a home in The Villages cost?
The median MLS resale closed at $355,000 in the twelve months to August 2026, with half of sales between $290,000 and $458,250. Two-bedroom villas had a median of $270,000, three-bedroom homes $400,000, and premier homes with four or more bedrooms $820,000.
What is the bond in The Villages?
The home’s share of its district’s infrastructure debt, paid annually on the tax bill over about 30 years. Balances range from zero on many older homes to $25,000 to $40,000-plus in the newest villages. It transfers to the buyer unless paid off, and it is separate from the amenity fee and the district maintenance assessment.
Is there an HOA in The Villages?
No. Homes carry an amenity fee of about $195 a month set by deed restriction and adjusted with inflation, plus annual district maintenance and bond assessments on the tax bill.
How fast do homes sell in The Villages?
The median MLS resale went under contract after 41 days in the past year, and the community sits at about 2.9 months of supply, which favors sellers.
Can I use my own Realtor in The Villages?
Yes. Any licensed Florida Realtor can represent you buying or selling there. The developer’s sales office is one option, not a requirement.
Based on information from Stellar MLS® for the period 1 September 2025 through 31 August 2026. This information may or may not include all listed expired, withdrawn, pending or sold properties. Sales data: Stellar MLS, compiled by Sloan Properties, Inc. Closed residential sales with the MLS city of The Villages in Sumter, Lake and Marion counties, 1 September 2025 to 31 August 2026, retrieved 24 September 2026; excludes resales sold through the developer’s own system. Fee, bond and community details from 55places.com, Nova55Living and Stay The Villages, checked September 2026; confirm figures on the specific home before closing. Sloan Properties is an independent, broker-owned brokerage in Orlando. (407) 961-7720.
