The Ultimate Guide to Buying in The Villages: What You Really Need to Know
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Hello, friends — it’s been a while since I’ve done one of these! The Villages has been buzzing with activity lately, and if you’re new here, welcome. I’m Robyn Cavallaro, a Realtor here in The Villages, Florida, and today we’re going to talk about why now is a fantastic time to buy, what makes this community unique, and some insider tips you won’t find in the glossy brochures.
And — because I like to support other locals — I’ll even throw in a couple of great gift ideas and resources at the end. Let’s go.
Why Now?
I’ve been saying it for months, and the trend keeps proving me right: more and more buyers are re-entering the market. Whether you’re moving here full-time, snowbirding, or investing, now is the time to make your move. Prices are still competitive, but inventory is getting tighter.
What Makes The Villages Special
First, let’s talk about size. This place is massive — over 90 square miles. From the north end in Marion County down past Dabney, it’s at least a 20-mile stretch. That’s not just big for a retirement community; that’s big, period.
So the first — and arguably most important — decision you’ll make is location.
North of 466? More traditional homes, larger yards, mature trees, lower/no bonds.
Brownwood or south of 44? Newer homes, smaller yards, more modern layouts, lower maintenance.
Each area has its pros and cons. My advice: figure out which vibe you want, then shop within that area. Don’t set yourself up for disappointment by being too rigid. I see it all the time: people arrive dead set on “old homes with trees” but end up falling in love with a brand-new villa because it fits their lifestyle better. Be open.
About Home Prices
Homes here start in the high $200s (usually manufactured or very small villas) and go up into the millions. Finding anything under $200k? Nearly impossible — unless you’re okay with a tiny one-car-garage villa.
Bottom line: pick the location first. You can always renovate the inside of a home, but you can’t move it to a different village once you buy.
The Buyer Broker Agreement (Don’t Panic)
Let’s clear up some confusion about the buyer broker agreement. Yes, you have to sign one for us to show you homes — it’s state-required paperwork to protect both of us. No, it’s not a scary, lifelong contract. It can cover one home, a day, a week — whatever.
Most sellers here still pay the buyer’s agent commission, but in rare cases, the buyer pays it. Even then, you can usually structure the offer to make it work. Don’t let this paperwork intimidate you.
Lifestyle & Amenities
You’ve heard it before: “It’s a golf cart community!” Well… yes, and no.
Sure, you can get just about anywhere in a golf cart — and it’s a lot of fun. But don’t make a buying decision based solely on golf cart access. This community is enormous, and realistically, you’ll still need your car. You’ll use the golf cart for local errands and social outings, but when the inevitable Florida monsoon hits, you’re gonna be glad you have four walls and a roof around you.
A few more notes:
Residents and their guests (with proper passes) can use the pools, pickleball, golf, and rec centers anywhere in The Villages.
Rec centers are for activities — you don’t just hang out there.
Don’t obsess over proximity to a pool or rec center; they’re all close enough.
Who Can Buy Here?
Anyone! But only residents over 19 can actually live here full-time. Even if you still work (like me), The Villages is a fantastic, active community.
For investors — I’ve got something for you too. I’m putting together a step-by-step course on buying and managing investment properties here, complete with guides, templates, and marketing advice. Stay tuned — it’ll be worth every penny.
Local Gifts & My Favorites
If you’re looking for the perfect gift for a Villager (or closing gift for agents reading this), check out my friend Villages Chief’s Amazon store at buyvillagetees.com. He’s created clever designs featuring local themes — tumblers, shirts, hoodies, phone cases — perfect for someone who wants to show off their village pride.
Bonus: Clara’s Cottage
If you want to stay in The Villages before you commit, book a visit at my short-term rental, Clara’s Cottage. Unlike most rentals here that require monthly bookings in season, I offer weekly stays during the busy months. Minimum 4 nights, Friday-to-Friday. Check it out on my website — dates go fast.
Final Words of Wisdom
Buying here isn’t a sprint — it’s a marathon. Some buyers find “the one” on day one. Others take a few trips. Both are okay. Keep your options open, work with someone who knows the ropes, and don’t let little things like golf carts or pool proximity drive your decision-making.
If you’re ready to start your search — or just have questions — head to robyncavallaro.com to set up your search or schedule a tour with me or my team. We’d be happy to help.
See you in the square soon — and don’t forget your golf cart and your car.
Thinking About Buying or Selling Your Home?
I’m here to help. Feel free to text or email me anytime. I’m Robin Cavallaro, a licensed Realtor—and I am here to help you buy or sell a home in The Villages, Florida.
Thank you for joining this episode—until next time!
If you are looking for a home to rent here in The Villages, Florida Clara’s Cottage located in The Village of McClure is now accepting guest reservations.
