Cost of living in The Villages, FL: housing, fees, taxes and a real monthly budget

Monthly housing costs in The Villages

Typical home value $392,100 (Zillow, August 2026). Rate: Freddie Mac 30-year average, week of September 24, 2026. Taxes, insurance and HOA/CDD fees are extra and covered below.

How expensive is The Villages?

The Villages is moderately priced to buy into and expensive to run. The purchase price is close to the Florida middle: Zillow's typical value of $392,083 sits between Ocala ($265,333) and Clermont ($428,604). What sets it apart is the layer of fixed charges that comes with every home: the amenity fee, the community development district's bond and maintenance assessments, and district-run utilities.

Those charges buy a lot. The amenity fee includes golf on the executive courses, pools, courts and more than 3,000 clubs and activities, according to the developer. Whether that is good value depends on how much of it you use. If you would otherwise pay for a gym, golf and club memberships, the fee replaces those costs. If you would use little of it, it is a fixed charge on top of a mortgage.

Property tax is where The Villages looks cheapest. Sumter County parcels in the community paid 10.0315 mills in 2025 before district assessments, well below the 15 to 17 mills paid in the Lake and Marion County sections.

The short version

• Buying: about $2,355 a month in principal and interest on the typical home with 10% down at 7.03%.
• Fixed community costs: the $204 amenity fee plus a district assessment the developer averaged at $215 to $385 a month in late 2024.
• Property tax: about $3,551 a year on a typical homesteaded Sumter home, before district assessments.
• Income: MIT puts the living wage for two adults with no children in Sumter County at $61,621 a year before tax.

Housing costs in The Villages

Buying a resale home

Zillow's typical home value in The Villages was $392,083 in August 2026, down 1.1% on the year and up 18.4% over five years. At the Freddie Mac average of 7.03%, principal and interest is about $2,355 a month with 10% down or $2,093 with 20% down. Across The Villages metro, homes sold for about 96.9% of list price in July, so most buyers pay a little under the asking price. The payment table above shows the same figures next to rent.

Renting

Zillow's typical rent in The Villages was $2,145 a month in August 2026, up 1.9% on the year. Renting is limited by the same age rule as buying, and the developer runs rental apartments at The Lofts at Brownwood, where it lists a $189 monthly amenity fee and sample utilities of $383 a month excluding rent. Renting for a season first lets you test the amenities, the heat and the distances before you commit to a purchase.

Buying new from the developer

The developer still builds and sells new homes in a range of series. Its current price guide gives a starting point for each, and its own monthly estimates for each series include the amenity fee, utilities, insurance, taxes and district assessment, but not a mortgage.

Patio Villas

The entry-level series, priced "from the low $200s" with an estimated monthly total of $969 or more before any mortgage. The developer's November 2024 sheet listed Patio Villas at 1,225 to 1,870 total square feet.

Cottage Homes

Priced from the upper $200s, with an estimated $1,170 or more a month in fixed costs. The 2024 sheet listed 1,702 to 2,254 total square feet.

Courtyard Villas

Priced from the mid $300s, with an estimated $1,232 or more a month. The 2024 sheet listed 1,935 to 2,695 total square feet.

The Verandas

Priced from the low $400s to the upper $700s, with an estimated $1,485 or more a month in fixed costs.

Designer and Premier homes

Designer homes start in the low $300s and run past $1 million; Premier homes start in the $600s. The developer estimates $1,500 or more a month in fixed costs for both, before a mortgage.

New or resale: which costs less?

A new home in a newer section is likely to have more years of bond payments ahead than a resale in an older section. A resale in an older section may have fewer years of bond payments left, or none if a previous owner paid it off. Compare the bond schedule for each unit before comparing prices. For how district bonds work in Florida generally, see Florida CDD fees.

New supply keeps resale prices in check

The Villages is still building at a pace few places match. The Census Bureau counted 3,105 single-family homes permitted in Sumter County in 2025, and RCLCO ranked The Villages the top-selling master-planned community in the country, with 3,611 new-home sales in 2025. For buyers, that steady supply of new homes gives resale sellers competition, which is part of why prices have eased since 2022.

Census rent vs Zillow rent

The Census Bureau's 2020-2024 survey puts median gross rent in The Villages census area at $1,397 and median owner-occupied value at $400,100. The rent figure is far below Zillow's $2,145 because the survey averages five years and includes long-standing leases. Use Zillow's figure for what a new lease costs today.

Amenity fee and district assessments

These are the charges that make The Villages different from an ordinary Florida suburb. They are billed whether or not you use the amenities.

The monthly amenity fee

The developer's cost-of-living page lists a $204 monthly amenity fee for the primary community. It covers free golf on the executive courses, pools, pickleball, tennis and other recreation, and the developer counts 46 executive golf clubs. The same developer's November 2024 cost sheet showed $199, so the fee on new contracts has risen. A resale home's fee can be different, so ask the seller for their latest amenity bill rather than assuming the current new-home rate.

Bond assessment

The Village Community Development Districts borrowed to build roads, drainage and utilities in each section, and owners repay those bonds through an annual assessment. The districts publish an amortization schedule for every county, residential district and unit, so you can see what is owed and for how long. The unit number is on the Villages ID card.

Maintenance assessment

Separate from the bond, each residential district levies a maintenance assessment for upkeep of common areas. The districts' finance department handles both the bond and maintenance assessments. Ask for the current amount on the specific parcel.

Fire and public safety

The developer's cost sheet bundles bond, maintenance and fire into one "development district assessment", which it averaged at $215 to $385 a month across its home series in November 2024. In Sumter County, Villages parcels also pay 0.0464 mills to The Villages Fire District instead of the county fire district's 0.8571 mills.

Golf car trail fee

Executive golf is included, but the developer charges a trail fee if you want to use your own golf car on the executive course trails. Championship courses are extra: residents are automatically members of the country clubs with no dues or minimums, and pay the Resident Member rate per round.

Property tax in The Villages

Your property tax depends on which of the three counties the home is in. Check the county on the property appraiser's record before you compare homes.

Sumter County section

Sumter County's certified 2025 millage was 4.8900 for the county, 4.9120 for schools and 0.1831 for the water management district, a total of 9.9851. Villages parcels add 0.0464 for The Villages Fire District, for about 10.0315 mills in total. That is lower than most of Florida.

A worked Sumter bill

On a $392,083 home with a homestead exemption, the school levy applies to $367,083 (after the first $25,000) and the other levies to $341,361 (after the full $50,722 exemption for 2025). That works out to about $1,803 for schools and $1,748 for everything else, roughly $3,551 a year or $296 a month. Without homestead, the same home would pay about $3,933. District assessments are on top of these figures.

Lake County section

In Lady Lake, the 2025 total millage ran from 16.1235 to 16.6035, depending on the district. On the same taxable value, that is about 60% more ad valorem tax than a Sumter parcel. See Lake County property tax.

Marion County section

The Marion County part of The Villages (tax district 6701) paid 15.3493 mills in 2025. See Marion County property tax.

Why the seller's bill is not your bill

Florida caps yearly increases in a homesteaded home's assessed value, but the cap resets when the home sells. A long-time owner's bill can be far below what you will pay. Ask a local agent to estimate your bill from the price, not the seller's history. See the Florida homestead exemption.

The same home in each county

Before any exemption, a $392,083 home would pay about $3,933 a year at the Sumter rate, about $6,018 in the Marion section and about $6,322 to $6,510 in Lady Lake. The homestead exemption narrows the gap in dollars but not in rate, so the county line is worth checking on every listing.

Home insurance and flood cover

Homeowners insurance

The developer's November 2024 sheet estimated average insurance at $120 to $155 a month, rising with the size of the home. Treat that as a starting point: premiums depend on the roof's age, the wind mitigation features and the insurer. Get a quote on the actual address during your inspection period. See Florida homeowners insurance.

Flood insurance

Inland does not mean dry. Hurricane Milton dropped 8.78 inches of rain at a gauge southeast of The Villages in Sumter County and 11.71 inches near Lady Lake in October 2024, according to the National Hurricane Center. Check the flood zone on the FEMA Flood Map Service Center and price a flood policy even outside a high-risk zone. See Florida flood zones.

Everyday costs in The Villages

Electricity and gas

The developer's 2024 sheet estimated gas and electric at $90 to $150 a month, and its sample Lofts budget uses $75 for electric. Gas is not available in all areas. The electric provider depends on the address, so ask the seller for 12 months of bills, which also show how hard the air conditioning works in summer.

Water and sewer

Water and sewer are supplied by district-run utilities, with rates set by each utility's governing board for its service area (Village Center, North Sumter, South Sumter, Little Sumter and Central Sumter). The developer's 2024 sheet estimated $40 for sewer and $30 to $50 for water a month. The district's customer service line is 352-750-0000.

Trash collection

The developer's current sample budget lists $11 a month for trash at The Lofts; its 2024 homeowner sheet showed $28. Confirm the charge on the seller's bill.

Internet and TV

The developer's sample budget includes $60 a month for Spectrum TV and internet. Its homeowner sheet leaves internet out, so add your own plan. MIT's Sumter County budget allows $1,691 a year for internet and mobile for one adult.

Groceries and food

MIT estimates food costs in Sumter County at $4,674 a year for one adult and $8,568 for two adults. That is about $390 and $714 a month.

Getting around

MIT's transportation estimate for Sumter County is $8,201 a year for one adult and $9,491 for two. Many residents use golf cars for local trips: the developer counts about 1.5 per home. A golf car adds purchase, battery, insurance and registration costs, so price one before you assume it saves money.

Healthcare

MIT's medical cost estimate for Sumter County is $3,791 a year for one adult and $9,322 for two adults. The developer says a 307-bed UF Health hospital serves the community. Check that your Medicare plan or insurer includes the doctors and hospital you plan to use.

Golf, clubs and activities

Executive golf, pools and most clubs are covered by the amenity fee. Championship golf, dining out and trips are the main variable costs. Set a monthly budget for these, because the range between light and heavy use is wide.

Seasonal swings in power bills

At Ocala's NOAA station, the nearest long-record station, July averages a high of 92.0 degrees and a low of 72.2, while January averages 70.6 and 45.6. The station records about 8 nights a year below freezing. Expect your highest bills from June to September for cooling and a smaller bump on cold winter nights.

Taxes in The Villages

Sales tax

Sumter County adds a 1% discretionary surtax to Florida's 6% state rate, for 7% in total, according to the Florida Department of Revenue. Lake County also charges 7%, and Marion County charges 7.5%.

No state income tax

Florida has no personal income tax, so wages, pensions and retirement account withdrawals are not taxed by the state. Federal tax still applies.

Property tax and district assessments

Ad valorem tax is covered above. District bond, maintenance and fire assessments appear on the same bill but are not based on value, so the homestead exemption does not reduce them.

Sample monthly budgets from the developer

The developer publishes estimates of fixed monthly costs for each home series, excluding any mortgage. The November 2024 sheet broke them down by line; the current page gives only totals.

What the developer's budget leaves out

The estimates exclude the mortgage, internet, lawn care, pest control and other contracted services. They also exclude food, transport, healthcare and any championship golf. Add the MIT figures above and your own spending to get a full budget.

A full budget for a typical resale

For the $392,083 typical home with 20% down, add principal and interest of $2,093 to the developer's Courtyard Villa fixed costs of about $1,232. That is about $3,325 a month before food, transport, healthcare and leisure. Without a mortgage, the fixed costs alone are the starting point.

One-time costs when you move to The Villages

Closing costs

Buyers pay for title insurance, lender fees, prepaid taxes and insurance, and any inspections. Sellers usually pay the documentary stamp tax on the deed. See Florida closing costs and Florida doc stamps.

Inspections for an older home

Insurers often want a 4-point inspection on older homes, covering the roof, electrical, plumbing and air conditioning, plus a wind mitigation report. Budget for both in your inspection period. See the Florida 4-point inspection.

A golf car

If you plan to use a golf car for local trips, price it as a vehicle: purchase, battery, insurance and maintenance. Ask sellers whether one is included.

Prorated taxes and assessments

At closing, property tax and district assessments are split between buyer and seller for the part of the year each owns the home. Ask the title company for the estimate early so the cash you need to close holds no surprises.

How much money do you need to live in The Villages?

MIT's living wage is the income needed to cover basic costs in Sumter County with no savings or extras. It is a bare-bones budget with no allowance for savings, travel or leisure.

How much money do I need to live at The Villages in Florida?

For a basic budget, MIT says $44,055 a year for one adult and $61,621 for two. Those figures use MIT's housing allowance of $12,978 a year for one adult, well below Zillow's typical Villages rent of $2,145 a month ($25,740 a year). Renting a typical home, one adult would need roughly $12,800 more a year than MIT's figure. With a paid-off home, your core costs are the developer's fixed costs of about $969 to $1,500 a month plus food, transport and healthcare.

What rent and a mortgage take from common incomes

At $60,000 a year, typical rent of $2,145 is about 43% of gross income. At $80,000 it is about 32%. The typical home's principal and interest with 10% down ($2,355) is about 35% of an $80,000 income before the amenity fee and assessments. Ask your lender to include the amenity fee and assessments when it works out what you can afford.

What is the cheapest place to live in The Villages?

By Zillow's ZIP data for The Villages, 34762 had the lowest typical value of the developer-listed ZIP codes Zillow tracks, at $334,358 in August 2026. By home type, the developer's Patio Villas are its lowest-priced new series, from the low $200s with estimated fixed costs of $969 or more a month. Older resales in Sumter County carry the lowest property tax. For comparisons across the state, see the cheapest 55+ communities in Florida.

Median household income for comparison

The Census Bureau's 2020-2024 survey puts median household income at $77,622 in The Villages census area and $76,508 across Sumter County.

The Villages vs nearby cities

The Villages vs Ocala

Ocala's typical home is about $127,000 cheaper and rent about $570 a month lower. Ocala has its own 55+ communities with their own fees. Compare the total monthly cost, not just the price, on the Ocala cost of living page.

The Villages vs Clermont

Clermont costs more to buy and slightly less to rent. It is in the Orlando metro, closer to the city's jobs. See 55+ communities in Clermont.

The Villages vs Orlando

Orlando's typical home is about $21,000 cheaper and rent about $250 a month lower. See the Orlando cost of living.

The downsides of the cost structure

What is the downside of living in The Villages?

On cost, the main downside is that much of your budget is fixed. The amenity fee, bond and maintenance assessments are due whether you use the amenities or not, and they are not reduced by the homestead exemption. The amenity fee on new contracts rose from $199 in the developer's late 2024 sheet to $204 on its current page. Heat is another cost: Ocala's NOAA station averages 110 days a year at or above 90 degrees, which drives summer power bills.

Why are so many people leaving The Villages?

Official data do not show people leaving overall. Sumter County's population rose 21.6% from 2020 to 2025, and 5,633 more people moved in from the rest of the US than moved out in the year to July 2025. Individual sellers have their own reasons, and none of them are tracked in public data. See is The Villages a good place to live for the trade-offs.

Ways to lower your costs in The Villages

File for homestead

If the home is your permanent residence, file for homestead with the county property appraiser by March 1 after you buy. On a Sumter home it cuts about $380 a year from the bill at the typical value. If you are moving from another Florida homestead, ask about portability of your Save Our Homes benefit.

Get a wind mitigation inspection

A wind mitigation report documents roof straps, shutters and roof shape so insurers can apply discounts. Florida's My Safe Florida Home program offers inspections and, when funded, grants to eligible homesteaded owners. See Florida wind mitigation.

Compare bond balances, not just prices

Two similar homes can carry very different remaining bond payments. Pull the district's amortization schedule for each unit and add the remaining payments to the price when you compare.

Rent first

Renting at The Lofts or a resale home for a season shows you which amenities you will actually use before you commit to a purchase and years of fixed fees.

Price the golf car and championship golf honestly

If you would play mostly executive courses, the amenity fee covers it. If you would play championship courses often, budget for the Resident Member rate per round.

For wider context, see the cost of living in Florida and The Villages housing market, or go back to buying and selling in The Villages.

Common questions

Sources

• Zillow Research: ZHVI and ZORI, August 2026
• Freddie Mac: Primary Mortgage Market Survey (30-year fixed 7.03%, week of September 24, 2026)
• The Villages: Cost of living
• The Villages: Current homes and villas pricing and cost of living (November 2024)
• The Villages: Frequently asked questions
• Village Community Development Districts: About the districts
• Village Community Development Districts: Finance and bonds
• Village Community Development Districts: Utility rate information
• Sumter County Property Appraiser: 2025 certified millage
• Lake County Property Appraiser: 2025 millage sheet
• Florida Department of Revenue: 2025 Marion County taxing authority codes
• Florida Department of Revenue: Homestead exemption amounts indexed to CPI
• Florida Department of Revenue: Save Our Homes
• Florida Department of Revenue: Discretionary sales surtax rates (DR-15DSS)
• MIT Living Wage Calculator: Sumter County, Florida
• Census Reporter: ACS 2020-2024 5-year, The Villages CDP and Sumter County
• US Census Bureau: County population estimates and components of change, Vintage 2025
• NOAA NCEI: 1991-2020 annual normals, Ocala (USC00086414)
• National Hurricane Center: Tropical Cyclone Report, Hurricane Milton (AL142024)
• FEMA: Flood Map Service Center
• My Safe Florida Home program
• US Census Bureau: Building Permits Survey, county annual 2025
• RCLCO: The top-selling master-planned communities of 2025
• NOAA NCEI: 1991-2020 monthly normals, Ocala (USC00086414)