The Villages Florida Buyers Guide: Your Step-by-Step Path to Paradise
Thinking about buying a home in The Villages? This guide walks you through the full journey, from picking the right agent to picking up your new keys. You will learn where to search, how financing works here, what inspections you need, and how fees like the bond, CDD, and amenities fit into the picture.
Meet Your Local Team
You will work with a team that knows The Villages inside and out.
Robyn Cavallaro, a full-time Realtor® who has focused on The Villages since 2019
Katie Brown, an experienced agent who moved from Texas and now lives near SR-44
Tina Verderosa, based in the northern Villages
Christine Carrisquillo, transaction coordinator who keeps timelines, paperwork, and communication on track
Any of us may reach out during your purchase so your experience stays smooth from offer to closing.
Glossary at a Glance
Pre-approval: Lender letter confirming you qualify for a target amount
Proof of funds: Account snapshot proving cash to close
Contingency: Contract condition such as financing, appraisal, or sale of your current home
Title search: Confirms the property can transfer free and clear
Closing costs: Prepaids, taxes, insurance, and fees in addition to your purchase price
Escrow deposit: Good-faith money held until closing
Appraisal: Lender’s value check for financed purchases
Step 1: Choose Your Agent
Interview agents, ask about recent sales, communication style, and how they will guide you. You are trusting someone with a major decision. You should feel heard, informed, and confident that your agent understands The Villages market and process.
Tip: In The Villages, two resale channels exist. MLS agents represent homes listed on the Multiple Listing Service, while The Villages’ own sales team represents properties on their proprietary system. The two systems do not cooperate on resales. If you want to see the full resale market, you will need access to both inventories.
Step 2: Get Your Financials Ready
Financing: Secure a pre-approval before you shop. Many buyers qualify for more than they expect, which widens your options. A lender who regularly works in The Villages can prevent avoidable hiccups.
Cash: Prepare proof of funds as a simple account snapshot showing you can close.
Pre-approval clarifies your budget so you can act fast when the right home appears.
Step 3: Start Your Search
You can browse MLS resales on RobynCavallaro.com and other portals that feed from MLS. The Villages also has a separate site for new construction and their own resale inventory.
Keep filters broad on price, size, and area at first.
Do not rely on floor plan names or interior features in search filters. MLS is national software and does not index every Villages-specific detail.
Be open to surprises. Many buyers fall in love with a home they did not expect to consider.
Step 4: Tour Like a Pro
Most visitors plan “power shopping” days to see many homes quickly.
Bring water and snacks.
Take photos or short videos of each home. By the fifth house, details blur.
Carry printed sheets into each tour and jot quick notes on pros, cons, and questions.
Ask about repair costs, cosmetic updates, insurance considerations, and timing. Your agent is your resource.
Step 5: Make the Offer and Negotiate
Treat the list price as a starting point for a respectful conversation.
Submit a realistic offer based on condition and comps.
Expect a counteroffer. Sellers want more, buyers want to spend less. That is normal.
Once accepted, you will make your escrow deposit and move into inspections.
Step 6: Inspections and Appraisal
Never skip inspections. In The Villages, four checks are standard and smart.
Whole-home inspection
Four-point inspection for insurance
Wind mitigation for potential insurance savings
WDO (wood destroying organisms)
If you are financing, your lender will order an appraisal and a survey during underwriting. Cash buyers can choose to add an appraisal for peace of mind.
Step 7: Understand Fees and Local Terms
A few Villages-specific terms help everything click.
The Bond: A developer-issued obligation used to build core infrastructure like roads, mail centers, pools, golf, and recreation. Paid over time through your tax bill.
CDD (Community Development District): An annual assessment on your tax bill that funds common-area maintenance within your district.
Amenity Fee: Grants access to recreation. The 2025 household fee is $199 per month.
Counties: The Villages spans Sumter, Lake, and Marion counties. Tax rates vary by county.
Disclosures: Expect a seller’s disclosure, HOPA (Housing for Older Persons) notice, CDD addendum, and other required forms tied to the property.
Step 8: Title, Funds, and Closing Logistics
A title company coordinates the closing.
Escrow deposit: Wire funds or provide a personal check per your contract.
Final funds: Must be wired for closing. Your lender wires loan proceeds. You wire your remaining balance using the title company’s secure instructions.
Closing formats:
In-person signing if you are local and financed
Mobile notary if you are out of town
Electronic signing for many cash closings
Before closing, line up movers, cleaners, utility transfers, and quotes for any early renovations. At the final walkthrough, confirm the home’s condition, then sign, get keys, and stop by the sales office for your Villages ID and gate access. Welcome home.
Final Thoughts
Buying in The Villages is exciting, and the process is clear when you have the right guide. Choose an experienced local team, get your financials set, keep your search open, and rely on thorough inspections. Understand how the bond, CDD, and amenities fit into your budget. Plan your logistics ahead of closing. Then step into the lifestyle that makes The Villages so special.
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.
