How Buying a Home in The Villages is Different from Everywhere Else
If you’ve bought or sold a home before, you might think you know what to expect—but when it comes to buying a home in The Villages, Florida, the process works a little differently. Whether you're relocating, retiring, or just ready for a change of scenery, it’s important to understand what sets this real estate experience apart so you can make confident, informed decisions.
As a licensed Florida Realtor® and resident of The Villages myself, I’ve helped many buyers navigate the ins and outs—and today, I’m breaking down the key things you need to know.
The Villages Has Its Own Sales System
One of the most important things to understand is that The Villages has its own in-house sales team, which represents the developer and handles new construction and some resale listings. These listings are not found in the MLS (Multiple Listing Service), which means most national home search sites (like Zillow or Realtor.com) don’t show everything that’s available.
If you’re only using a local Realtor® who doesn’t work with The Villages’ system, or if you’re only working with the sales center—you may be missing out on properties.
👉 Pro Tip: Work with a Realtor® who understands both the MLS and The Villages’ sales process, so you can get the full picture and avoid missing great opportunities.
New Construction Moves Fast—and It’s First-Come, First-Served
New homes in The Villages are often released in batches, and there’s no negotiation—it’s first-come, first-served. You can’t reserve or hold a home in advance, and prices are set by the developer. Once new areas are built out, they tend to go quickly, especially if they’re near popular town squares or golf courses.
Also, don’t expect much in the way of customization. Homes are built on spec, and you usually choose from existing inventory rather than building from scratch.
Resale Homes Offer Variety—But May Require Quick Action
Resale homes in The Villages (those sold by individual owners) are listed through the MLS and can often be shown by any licensed Realtor®. These homes offer a wider range of floorplans, finishes, and lot locations—and in some cases, come with upgrades like golf carts, lanai enclosures, or designer furnishings.
Because demand remains high, well-priced resale homes can go quickly. It helps to be pre-approved and ready to make an offer.
Amenity Fees and CDDs Are Part of the Picture
Many first-time buyers ask: What’s a CDD? In The Villages, a Community Development District (CDD) fee is part of your monthly or annual cost of owning a home. It helps pay for the infrastructure—roads, sewer, lighting, etc.—that makes The Villages what it is.
There’s also an amenity fee (currently around $200/month) that gives you access to pools, rec centers, golf, and entertainment. While these fees are fairly standard here, it’s important to factor them into your budget.
You’ll Want to Think About Lifestyle—Not Just Location
Unlike other communities where buying a home is all about square footage and price per square foot, buying in The Villages is about lifestyle fit. Do you want to be near a pickleball complex? A specific town square? Do you want a view of the golf course or a quiet cul-de-sac?
Understanding your ideal daily rhythm helps guide your search—not just your budget.
Need Help Navigating It All?
Buying a home in The Villages isn’t hard—but it is different. And it helps to have someone by your side who’s been through it, lives here, and understands both the MLS and the in-house sales process.
If you’re ready to explore options and see what’s possible, I’d love to help you get started.
👉 Let’s Chat. Click Here to Schedule a Free Discovery Call
Let’s make your move to The Villages smooth, informed, and exciting.
