The Bond, CDD, and Amenity Fee in The Villages, Florida: What Homebuyers Need to Know
Below is a full, detailed, and structured adaptation of the video transcript into text format. This version captures all information from the original, making it ideal for anyone who wants to understand the concepts of the bond, CDD, and amenity fee in The Villages, Florida, without watching the video.
Welcome to this episode! I'm Robyn Cavallaro, a licensed Realtor® here in The Villages, Florida. Today, we’re going to explore three important financial components that every homebuyer in The Villages should understand:
The Bond
The CDD (Community Development District)
The Amenity Fee
Before we get into the details, if you’re just beginning your home search, visit my website: robyncavallaro.com. There, you can:
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What Is the Bond?
When the developer prepares land for new construction in The Villages, they take out a municipal bond. This bond is divided among the homes built in that particular section.
What Does the Bond Cover?
It pays for essential infrastructure:
Water, sewer, and power lines
Recreation centers
Mail stations
Pools
Golf courses
Essentially, it pays to build all the amenities that make The Villages attractive before your home is even constructed.
Bond Details:
Typically amortized over 30 years
Comes with interest and administration fees
The amount is based on the type and size of the home (e.g., all Patio Villas in a section will have the same bond)
Information about your bond can be found at districtgov.org, including:
Original bond amount
Interest rate
Administration fee
Annual payment
Remaining balance
Important Points:
The bond stays with the home, not the seller
Whether you should pay off the bond is a personal financial decision.
Consider your interest rate, market returns, remaining balance, and how long you plan to live in the home.
Paying off the bond does not increase the sale price, but it may make the home more appealing to buyer.
Bond Examples by Region:
North of Route 466: Many bonds are already paid off
Marion County: Lower bond balances are common.
South of Route 44: Rare to find bonds paid off due to newer construction
Older homes: ~$14,000 bond (e.g., older Patio Villas)
Newer homes: ~$23,000 to $28,000 bond
How Bonds Are Paid:
Included in your property tax bill (either annually or quarterly)
Listed as a non-ad valorem assessment
Your bill will include:
Ad valorem (property tax based on value)
Bond payment
CDD (Maintenance)
Fire assessment
What Is the CDD?
CDD stands for Community Development District.
The Villages is not a traditional homeowners association (HOA). While it is deed-restricted, meaning there are rules about property use, it operates under the CDD system.
Common Confusion:
Some buyers mistakenly ask about “CCD,” which is a term from Catholic religious education. Here, it’s CDD.
What Does the CDD Pay For?
Maintenance of common areas in your district:
Landscaping and flowers
Retention ponds
Mowing and upkeep
It’s similar to how an HOA maintains shared community spaces, but without governing your home's operations.
What the Homeowner Is Responsible For:
Your property
Trash pickup
Cable/internet
Lawn and landscaping
Exterior maintenance (e.g., roof, stucco, siding)
CDD Fees Vary by District:
Example: District 12 – around $350/year
Marion County – up to $800/year
Premier homes – CDDs over $1,000/year
To get details specific to your property or district, contact Robin directly or visit districtgov.org.
What Is the Amenity Fee?
The Villages may not have an HOA, but it does have an Amenity Fee, which is paid monthly. This fee covers all the fun stuff!
What Does It Pay For?
Executive golf courses (free to walk; fee for riding)
Pools and recreation centers
Pickleball, tennis courts, and outdoor gym equipment
Pavilions and community centers
It’s your ticket to enjoying the lifestyle that The Villages is known for.
Golf in The Villages:
Executive Courses: Included in your amenity fee
No cost if you walk
If you use a golf cart, purchase a Trail Pass (available monthly, quarterly, semi-annually, or annually)
Championship Courses: Always pay-to-play
Various membership levels are available
Visit GolfTheVillages.com for up-to-date info and pricing.
Amenity Fee Details:
Currently around $199/month (updated April 2025)
Paid to The Villages via your water/sewer/trash bill
Can change annually, up or down
Adjustment occurs on the anniversary of the property’s first transfer from the developer.
Every property’s timeline may differ
Final Summary
Resources:
districtgov.org – Property tax breakdown, CDD info, bond amortization
GolfTheVillages.com – Golf membership and course info
Need Help?
Do you have questions or are you thinking about buying or selling in The Villages? I’m here to help. Call, text, or email me—my contact info is available on the site and in the video. Also, let me know in the comments if you’d like an updated video on monthly living expenses here in The Villages. I'd be happy to make that for you!
Thanks for tuning in. Until next time—see you soon!
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