Trying to choose the right village in The Villages can feel overwhelming. With so many neighborhoods, amenities, and home styles, it is easy to get stuck comparing everything at once. You want a home that fits your lifestyle, budget, and daily routines without surprises later. This guide shows you how to compare villages step by step, what to look for on site, and how to narrow your choices with confidence. Let’s dive in.
How The Villages is organized
The Villages is a large, primarily 55+ master-planned community made up of many individual “villages” and a few central town squares. Lake Sumter Landing, Spanish Springs, and Brownwood Paddock Square are the best-known hubs for dining, shopping, and nightly entertainment. Villages typically center on recreation complexes and connect to each other by roads and dedicated golf-cart paths.
What sets one village apart from another usually comes down to proximity to a town square, distance to golf and recreation centers, the age and style of homes, and lot types like golf-front, lake-front, or interior. Older core areas tend to be nearer the original squares, while outer areas are often newer with more modern layouts. The right pick depends on how you balance convenience, home features, and amenity access.
Decide what matters most
Home styles and age
Home choices range from single-family homes to villas and patio homes. Older villages often feature smaller floorplans that may need updates to interiors or systems like roof and HVAC. Newer villages typically offer open layouts, larger primary suites, and newer finishes, but they can come at a premium. Check the age and condition of big-ticket items so you know your likely near-term costs.
Lot type and orientation
Compare golf-front, lake-front, preserve-facing, and interior lots. Views, privacy, and maintenance needs can vary a lot by orientation. If you are near water or a preserve, ask about insect management and any rules for setbacks or fencing. Confirm who handles irrigation and landscaping for the specific property.
Near town squares
The three primary town squares are Lake Sumter Landing, Spanish Springs, and Brownwood Paddock Square. Being within easy golf-cart distance boosts day-to-day convenience and social time. Closer-in locations can come with more traffic and event noise, which some love and others do not. When in doubt, test actual cart travel times at the hours you plan to go out most.
Golf and recreation access
The Villages has many executive and championship golf courses along with recreation centers for pools, fitness, hobbies, and clubs. If you play often, golf-course proximity may be a top priority. If you are more into classes, swimming, and clubs, being near a recreation center may matter more. Decide which activities you want within a quick cart ride.
Lifestyle feel and club culture
Village personalities evolve with their amenities and residents’ interests. Areas near town squares often feel more active into the evening, while golf-oriented areas can be quieter. Clubs and activities are community-wide, but regular attendance is easier when meetings are close. Match the vibe you want with where you will spend the most time.
Fees and assessments
Confirm all ongoing costs before you fall in love with a home. Ask about any HOA or village association fees, Community Development District (CDD) assessments, special amenity or capital assessments, and recent property tax changes. Insurance costs in Florida can vary by age of home and upgrades. Request current totals and any expected changes so you can compare apples to apples.
Maintenance and access
Smaller villa-style properties often mean lower yardwork, while larger lots need more upkeep unless services are included. Verify any exterior maintenance programs for the home. If accessibility matters, review thresholds, door widths, and bathroom layouts. Ask about surge protection, storm shutters, and window ratings for wind and weather.
Services and travel
Look at real-world distances to healthcare, grocery and big-box retail, and major airports. If you plan frequent travel to Orlando or Gainesville, build those drive times into your decision. Proximity to emergency and urgent care services is another practical factor many buyers value.
Environmental checks
Check flood risk using FEMA and local flood maps for the specific parcel. Lots on lakes or ponds offer great views but can increase insect exposure. Preserve-facing homes provide privacy, but there may be rules on fencing or clearing. Ask about drainage patterns and any known standing water concerns.
Simple research workflow
Step 1: Desktop research
- Use official community maps to get a feel for village boundaries, recreation centers, and the three town squares.
- Review MLS listings for villages you like. Sort by price per square foot, home age, lot type, and cart distance to a preferred square.
- Check the Sumter County Property Appraiser for tax history and parcel details.
- Check FEMA Flood Map Service Center for parcel flood zone status.
- Ask listing agents for current HOA, CDD, and amenity fee amounts plus any pending assessments.
- Review available governing documents for maintenance obligations and restrictions.
Step 2: Shortlist and compare
- Pick 2 to 4 villages that best match your lifestyle priorities.
- Identify a few sample homes in each that demonstrate the tradeoffs you are weighing, like newer finishes versus closer cart access to a square.
- Create a simple comparison sheet for condition, fees, travel times, and lot characteristics.
Step 3: Field visit checks
- Drive a golf cart from the property to your preferred town square at the time you expect to go most. Repeat in the evening and on a weekend.
- Walk the neighborhood to assess sidewalks, cart paths, street lighting, and overall upkeep.
- At the home, ask about roof and HVAC age, look for signs of drainage issues, and note lot boundaries relative to golf or water.
- Visit nearby recreation centers and note travel time and parking.
Step 4: Ask key questions
- What are the exact HOA, CDD, and amenity fees and what do they cover?
- Have there been any recent or pending assessments?
- Is the home in a flood zone, and have there been any drainage or flood mitigation projects?
- What are typical utility costs, including irrigation?
- Are there rules for golf-cart use or club membership transfers in this village?
- What is the resale history for similar homes nearby?
Test golf-cart convenience
Golf carts are central to daily life here. A quick way to gauge fit is to time your cart ride to the places you will use most. Try morning rides for errands and fitness, and evening rides for dining and live music. Note any busy crossings, bottlenecks, or areas that feel too far for regular use.
If you are choosing between two great homes, this test often tips the scales. A few extra minutes each way can feel fine on a weekend but may change your routine on weekdays. The right village is usually the one that makes your preferred daily rhythm easy.
Common tradeoffs to weigh
- Walkability to a town square vs quieter streets farther out
- Newer construction and modern layouts vs closer-in locations near established amenities
- Golf or lake views vs higher maintenance and rules near those features
- Larger lots and privacy vs lower-maintenance villas with included services
- Immediate club access vs a short cart ride in exchange for a different home style or price point
Being clear on which two or three items you value most is the fastest path to a confident decision.
Build your short list
Start by ranking your top priorities, like cart access to a favorite square, newer floorplans, or golf-course proximity. Shortlist the villages that match those points best, then line up showings for two to three homes in each. Use your field checklist to compare homes side by side.
As you tour, keep a simple scorecard for travel times, home condition, fees, and the feel of each area. If a property checks most boxes but carries higher fees, compare total monthly costs against a lower-fee option that might need updates. The right call balances lifestyle fit with predictable ownership costs.
Ready for hands-on help narrowing the choices, scheduling cart tours, and verifying fees and assessments before you make an offer? Reach out to the local, boutique team that lives and works here every day. Connect with Amanda Fincher, LLC for personalized guidance and on-the-ground support.
FAQs
Which villages are most walkable to town squares?
- Villages immediately surrounding Lake Sumter Landing, Spanish Springs, and Brownwood Paddock Square tend to be most walkable or cartable, so time actual cart rides to confirm convenience.
Are there price differences between villages in The Villages?
- Yes, prices often reflect proximity to town squares, golf or lake frontage, and the age and finish level of homes, so compare recent MLS comps for a clear picture.
Do all villages share the same amenities and clubs?
- Amenities vary by location, with community-wide clubs plus village recreation centers and pools, so confirm which facilities and meeting spots are closest to the property.
Is golf-course living worth any tradeoffs?
- It depends on your lifestyle, as course adjacency is great for frequent players but can include exposure to stray balls, added landscape rules, and different maintenance considerations.
What rules or fees should I verify before buying?
- Confirm any HOA or village fees, CDD assessments, special assessments, flood zone status, insurance expectations, and rules around golf-cart use or club membership transfers.
