Taxes in The Villages, Florida
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Sexy Taxes in The Villages, Florida: What You Need to Know (Without the Headache)
Taxes are a hot topic, especially when you’re deciding where to buy a home in The Villages. In this post, I’m going to simplify what you need to know about property taxes here, including:
What ad valorem and non-ad valorem mean
Why you should ignore the tax number on most MLS listings
How tax rates vary depending on which part of The Villages you choose
How to estimate your own taxes using my tax calculator
Also, if you’re following my Money Map series, this is episode four, taxes. (Episodes on the bond, the CDD, and the amenity fee are worth watching too, because these pieces work together.)
At the end, I’ll also remind you where to grab my free Money Map worksheet, it’s a quick way to keep all the links and resources in one place.
First, a quick definition: Ad valorem taxes
Ad valorem simply means value-based.
In Florida, your property taxes are tied to your home’s value, and after a home sells, the taxable value often resets closer to the purchase price. Translation: when you buy a home, the taxes are going to change.
Why the MLS tax number can mislead you
This is one of the biggest “gotchas” for buyers.
If you’re looking at an MLS listing where the seller has owned the home for years, the tax amount shown may reflect their previous taxable value and exemptions, not yours. When you purchase the home, that number can change dramatically.
That’s why I tell every buyer: don’t get hung up on the current tax amount shown online. When I’m touring homes with you, I estimate taxes based on the expected purchase price, so you have a realistic number before you ever get surprised at the closing table.
Next, non-ad valorem assessments
Non-ad valorem means not value-based.
These are flat assessments that appear on the lower portion of your tax bill. In The Villages, these commonly include things like:
CDD (Community Development District) assessment (often shown as “maintenance”)
Bond payment (if the home has an outstanding bond)
Fire district assessment (varies by area)
Other local assessments, depending on location
Your total tax bill is a combo
Your overall property tax bill is essentially:
Ad valorem (value-based) + non-ad valorem (assessments) = total taxes due
Florida Homestead Exemption: A helpful savings, if you qualify
If the home is your primary residence and you qualify as a Florida resident, you can apply for a homestead exemption. This generally reduces your taxable value by up to $50,000, which can translate into meaningful annual savings.
Here’s the timing that matters:
You must own the home by January 1 to qualify for that tax year
You must file for the homestead exemption by March 1 (many counties use March 1 as the deadline, so always verify locally)
If you close after January 1, you generally won’t receive the exemption until the following tax year
Practical tip: if you close late in December, you may be able to get your Florida documents updated in time to file and receive the exemption for the upcoming year.
The Villages tax areas: why location matters
One thing many buyers don’t realize is that The Villages spans multiple taxing jurisdictions. That means your millage rate and assessments can vary depending on where you buy.
In my video, I walk through examples from several areas, including:
Sumter County (unincorporated)
City of Wildwood (Sumter County, generally south of SR 44)
Marion County
Lake County: Lady Lake
Lake County: Fruitland Park
Lake County: Leesburg
Each tax bill has two key sections:
Ad valorem section (millage rate applied to taxable value)
Non-ad valorem section (CDD, bond, fire district, and other assessments)
Even if two homes are the same price, their taxes can vary depending on the tax area.
Don’t skip this step: ask about the bond and CDD
This is me being lovingly blunt: ask.
If you’re buying in The Villages, you should always know:
What the bond is (if any)
What the CDD assessment is
What your estimated taxes will be based on your purchase price
If you’re working with a professional, they should be able to help you get this information quickly.
Estimate your taxes the easy way: my Tax Calculator (←click the green link to access the calculator)
To make this simple, I created a tax calculator on my website.
You can choose your tax area (Sumter, Wildwood, Marion, Lady Lake, Fruitland Park, Leesburg, and more), then enter an estimated home price. You can also add known items like:
bond amount
CDD amount
fire assessment
Use the result as an estimate, not gospel, but it’s an excellent planning tool when you’re narrowing down where you want to live.
Tip: if you want to find it quickly, go to my website and type /calculator after the main domain.
Quick buyer checklist: taxes in The Villages
Before you commit to a home, make sure you can answer these:
What tax area is the home located in?
What will the taxes look like based on my expected purchase price?
Is there a bond, and if so, how much?
What is the annual CDD assessment?
Will I qualify for homestead exemption, and when should I file?
Wrap-up, plus what’s coming next
I hope this cleared up the “sexy taxes” conversation.
If you want all the links and resources from this Money Map series in one place, grab my free Money Map worksheet below. It’s designed to make it easy to find everything I reference.
Next up in the series, I’ll be covering real-world living expenses: electric, gas, water, irrigation, insurance, and even renovation cost ranges so you can plan realistically.
And if you’re looking to buy or sell a home in The Villages, reach out, I’m happy to help you run the numbers and avoid surprises.
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.
