2 Very basic questions. Construction of Villas & Taxes

[Will.S]

1) Are ALL the vinyl sided Villas constructed of wood frame ?

2) Which county has the highest taxes ?

Thanks, Will

[villagetinker]

Along with county taxes, you may have 'city' taxes, Wildwood, Lady Lake, Fruitland Park and Leesburg I believe have these, hopefully someone will have a good resource to research this question. My understanding is that houses NOT located in these areas have lower taxes.
As for you first question I believe the answer is yes, but a quick call to the villages sales department should be able to confirm this as I have no idea about the new construction south of 44.

[retiredguy123]

1) Are ALL the vinyl sided Villas constructed of wood frame ?

2) Which county has the highest taxes ?

Thanks, Will
Vinyl siding over a wood frame is the most economical construction method. It wouldn't make financial sense to install vinyl siding over concrete.

Lake County has the highest property taxes.

[Dusty_Star]

From what I have observed vinyl is on frame houses.

Marion county has the highest property taxes. Some areas have additional city taxes in addition to county taxes & those raise the tax bill quite a bit.

Unincorporated Sumter county has the lowest property taxes.

[retiredguy123]

From what I have observed vinyl is on frame houses.

Marion county has the highest property taxes. Some areas have additional city taxes in addition to county taxes & those raise the tax bill quite a bit.

Unincorporated Sumter county has the lowest property taxes.
I think Lake County has higher taxes than Marion County, 6.2 mils vs 4.3 mils.

[Keefelane66]

Remember “all in the family” when Archie had his brick house aluminum um sided…

[rjm1cc]

Go to the county and city sites and look up the tax. Try tax assessor or tax collector.

[Normal]

Look for a used home in unincorporated Villages. All new construction areas have city taxes now. Wildwood extended their incorporation of city limits all the way to Middleton and even beyond to collect their windfall. A 500 k home is over 10,000 a year just in bond and taxes. Add insurances and utilities to that at about 600 a month? Wildwood charges around 1500 of that per year.

[Will.S]

So many variables in TV looking for a home to buy. I feel I should budget an extra $1000 monthly for just for property taxes, city taxes, & bond payments if I purchase a Villa in the (right or wrong) area of TV.. When they say you are BUYING a Lifestyle.... they are not kidding !

[ElDiabloJoe]

So many variables in TV looking for a home to buy. I feel I should budget an extra $1000 monthly for just for property taxes, city taxes, & bond payments if I purchase a Villa in the (right or wrong) area of TV.. When they say you are BUYING a Lifestyle.... they are not kidding !

For a villa with no mortgage, figure about $1200 - $1500 per month for carrying costs. This would include bond, property tax, homeowner's insurance, pest control, lawn maintenance, utilities, etc.

[retiredguy123]

For a villa with no mortgage, figure about $1200 - $1500 per month for carrying costs. This would include bond, property tax, homeowner's insurance, pest control, lawn maintenance, utilities, etc.
My costs are less. Monthly costs for a courtyard villa are:

Electric, $130
District water, amenities, etc., $270
Homeowners insurance, $75
Lawn care, pest, etc. $85
Property tax and bond, $333
Total, $893 per month

[kkingston57]

Go to the county and city sites and look up the tax. Try tax assessor or tax collector.

These can be misleading as they take into account homestead exemptions and the Save our Home laws which limited tax increases

[kansasr]

I think Lake County has higher taxes than Marion County, 6.2 mils vs 4.3 mils.

Actually, Marion county is 4.29 vs 5.0364 for Lake. However, Marion has a higher school tax levy and an additional 4.83 MUNI SERV levy, that Lake doesn't have as a separate item. Adding in either Lady Lake, Fruitland Park or Leesburg city levy will push those areas higher than Marion County, which has no city levy.

[Normal]

Actually, Marion county is 4.29 vs 5.0364 for Lake. However, Marion has a higher school tax levy and an additional 4.83 MUNI SERV levy, that Lake doesn't have as a separate item. Adding in either Lady Lake, Fruitland Park or Leesburg city levy will push those areas higher than Marion County, which has no city levy.

Wildwood taxes are large, but then we are also hit with Sumter county taxes and school taxes (go figure 80 percent of pop is 60 or older). The only one that skips by on taxes is the Developer. His impact fees are less than 1000 dollars per developed lot.

Taxes are probably the single largest annual expense since moving to Florida.

[retiredguy123]

Actually, Marion county is 4.29 vs 5.0364 for Lake. However, Marion has a higher school tax levy and an additional 4.83 MUNI SERV levy, that Lake doesn't have as a separate item. Adding in either Lady Lake, Fruitland Park or Leesburg city levy will push those areas higher than Marion County, which has no city levy.
The proposed Lake County millage rate for 2024 is 6.206. Also, I think that most of the Villages houses located south of Rt. 466A in Lake County are in the city of Fruitland Park. I think this may be the highest taxed area in The Villages, the villages of Pine Ridge and Pine Hills.

[Will.S]

Thanks !

[margaretmattson]

So many variables in TV looking for a home to buy. I feel I should budget an extra $1000 monthly for just for property taxes, city taxes, & bond payments if I purchase a Villa in the (right or wrong) area of TV.. When they say you are BUYING a Lifestyle.... they are not kidding !This is the exact reason many posters advise to buy a preowned home in unincorporated Sumter County. Additional taxes and bond payments add to your required monthly payments. Why pay them if you don't have to? As an added bonus, many courtyard villas in older areas have maintenance free yards. Lower water bills and more free time! What's not to enjoy? Don't do something silly like planting high maintenance palm trees and you have it made!

[Will.S]

Thank you for the encouraging response...I like the way you think !
Will

With a new Courtyard Villa (carrying a small mortgage) are my estimated in line with reality ? Thank for your opinion.



This is the exact reason many posters advise to buy a preowned home in unincorporated Sumter County. Additional taxes and bond payments add to your required monthly payments. Why pay them if you don't have to? As an added bonus, many courtyard villas in older areas have maintenance free yards. Lower water bills and more free time! What's not to enjoy? Don't do something silly like planting high maintenance palm trees and you have it made!

[banjobob]

My costs are less. Monthly costs for a courtyard villa are:

Electric, $130
District water, amenities, etc., $270
Homeowners insurance, $75
Lawn care, pest, etc. $85
Property tax and bond, $333
Total, $893 per month

Pretty close to my expenses now but future home insurance may be a get big increase.

[westernrider75]

Thank you for the encouraging response...I like the way you think !
Will

With a new Courtyard Villa (carrying a small mortgage) are my estimated in line with reality ? Thank for your opinion.

Well my bond on a courtyard villa in Monarch Grove is $1300 per year, so that is a significant difference from your estimate. My monthly amenity bill is around $305 which includes water, sewer, trash and amenity fee.

[Normal]

Pretty close to my expenses now but future home insurance may be a get big increase.

There are variables there too. Insurance goes up if the house is vinyl sided, the roof is older than 5 years and if the roof isn’t hip designed.

Almost all older villas would fall into that category.

[Desiderata]

Thank you for the encouraging response...I like the way you think !
Will

With a new Courtyard Villa (carrying a small mortgage) are my estimated in line with reality ? Thank for your opinion.

Your estimates seem a little on the high side but it’s good to operate that way.

[retiredguy123]

Pretty close to my expenses now but future home insurance may be a get big increase.
They can't raise it too high, or I may just cancel it and pay them nothing.

[Sandy and Ed]

So many variables in TV looking for a home to buy. I feel I should budget an extra $1000 monthly for just for property taxes, city taxes, & bond payments if I purchase a Villa in the (right or wrong) area of TV.. When they say you are BUYING a Lifestyle.... they are not kidding !
my suggestions to get the most bang for your buck. Understand I don’t know your age or income or needs and wants:

1). Buy a courtyard villa. 3 bedrooms and two bath with an interior laundry

2). Buy one in Sumter County and one where the “bond” on the villa (which pays for the village infrastructure) has been paid in full

3). Buy a concrete block stucco (cbs) villa (better soundproofing).

4). get one where the lanai has been enclosed. You’re not going to want to sit out in a screened lanai in August heat or when the storms hit

5). Don’t get a corner villa but do try to get one on an oversized lot.
Corner lots are larger but come with added landscape upkeep but oversized lots give you the extra room behind the courtyard wall.

If you are buying your primary home, don’t skimp. If this is a seasonal home you might not want or need all the extras

Wish I had taken my own advice

[Pat2015]

Vinyl siding over a wood frame is the most economical construction method. It wouldn't make financial sense to install vinyl siding over concrete.

Lake County has the highest property taxes.

I thought Marion County has the highest taxes?

[Beyond The Wall]

Who do you get your homeowners insurance from?

[retiredguy123]

I thought Marion County has the highest taxes?
It depends. See Post No. 15. I think the highest property tax rates are in the Villages of Pine Ridge and Pine Hills, which are in Lake County and within the City of Fruitland Park.

[PoolBrews]

Marion county has the highest property taxes. Some areas have additional city taxes in addition to county taxes & those raise the tax bill quite a bit.

Not even close. While Marion is higher than Sumter, it is MUCH lower than nearly every county/city south of us. Fruitland Park, Lake County, etc are easily 30%-50% higher.

[G.R.I.T.S.]

Wildwood taxes are large, but then we are also hit with Sumter county taxes and school taxes (go figure 80 percent of pop is 60 or older). The only one that skips by on taxes is the Developer. His impact fees are less than 1000 dollars per developed lot.

Taxes are probably the single largest annual expense since moving to Florida.

High impact fees are economic killers. Just imagine how much would be added per homesite if they were at a level proposed by a previous county administration. I venture to guess that development would be on a smaller scale and services that follow the homes (grocery stores, doctor's offices, etc.) and workers needed in those areas may not happen. We all determine what will work in a budget and proceed or look elsewhere.

[Normal]

I thought Marion County has the highest taxes?

It would depend on if you were Lake County Leesburg.

[PoolBrews]

4). get one where the lanai has been enclosed. You’re not going to want to sit out in a screened lanai in August heat or when the storms hit

5). Don’t get a corner villa but do try to get one on an oversized lot.
Corner lots are larger but come with added landscape upkeep but oversized lots give you the extra room behind the courtyard wall.


We have a CYV oversized corner lot. Our first home was a CYV that was not a corner lot. If I had to do it over again, I would ONLY look for a corner lot. In my case I have both sides of the house on my lot - great to use one side to hide the pool equipment. The upkeep is minimal since I replaced all grass with stone. I trim the bushes and trees along the road twice a year.

My lanai is not enclosed. I have a 1,300 sq ft birdcage that fills the back yard. My lanai opens directly onto the birdcage. 2/3 of the birdcage has a vinyl cover, so no rain, and blocks direct sun. I have no issues with heat or storms.

Just another perspective!

[roadrnnr]

Is it Mostly true once you buy your house and it is reassessed for the new amount and you homestead it that the Tax increases are capped going fprward?

[TomPerry]

Wildwood taxes are large, but then we are also hit with Sumter county taxes and school taxes (go figure 80 percent of pop is 60 or older). The only one that skips by on taxes is the Developer. His impact fees are less than 1000 dollars per developed lot.

Taxes are probably the single largest annual expense since moving to Florida.
Impact fees are not paid by the developer, they are paid by the home owner as the costs of development are part of the purchase price. The developer is just a conduit. Same thing with corporate taxes!

[biker1]

Not exactly. The increase in the assessed value is capped at 3%. The actual taxes are the product of the assessed value (minus the exemptions) and the millage rate. The millage rate can go up also.

Is it Mostly true once you buy your house and it is reassessed for the new amount and you homestead it that the Tax increases are capped going fprward?

[Normal]

Impact fees are not paid by the developer, they are paid by the home owner as the costs of development are part of the purchase price. The developer is just a conduit. Same thing with corporate taxes!

True, the Developer doesn’t pay the impact fees that all the other developers in the state pay. They can’t afford the financial impact.

[GizmoWhiskers]

Look for a used home in unincorporated Villages. All new construction areas have city taxes now. Wildwood extended their incorporation of city limits all the way to Middleton and even beyond to collect their windfall. A 500 k home is over 10,000 a year just in bond and taxes. Add insurances and utilities to that at about 600 a month? Wildwood charges around 1500 of that per year.
Aren't bonds in that price range on new houses more like $30k or more in Lake County now?

[Karmanng]

My costs are less. Monthly costs for a courtyard villa are:

Electric, $130
District water, amenities, etc., $270
Homeowners insurance, $75
Lawn care, pest, etc. $85
Property tax and bond, $333
Total, $893 per month

Mine are higher and I dont even live there yet!

Distrtict water is close to $300
rental ins for dwelling is over $800 a year
lawn is $65 a month $122 for pest every other
Gas is about $30
property tax and bond last year was just over $6,000......
Electric about $50 right now.........was up to $80 with the air..........
No interent yet either........

[Karmanng]

We have a CYV oversized corner lot. Our first home was a CYV that was not a corner lot. If I had to do it over again, I would ONLY look for a corner lot. In my case I have both sides of the house on my lot - great to use one side to hide the pool equipment. The upkeep is minimal since I replaced all grass with stone. I trim the bushes and trees along the road twice a year.

My lanai is not enclosed. I have a 1,300 sq ft birdcage that fills the back yard. My lanai opens directly onto the birdcage. 2/3 of the birdcage has a vinyl cover, so no rain, and blocks direct sun. I have no issues with heat or storms.

Just another perspective!

Do you have stones in back only or in front too?

[Karmanng]

aren't bonds in that price range on new houses more like $30k or more in lake county now?

yes

[margaretmattson]

Thank you for the encouraging response...I like the way you think !
Will

With a new Courtyard Villa (carrying a small mortgage) are my estimated in line with reality ? Thank for your opinion.You can find a villa with the bond paid. However, there will be a maintenance fee of a few hundred dollars on your tax bill. The bond never goes to zero.

When looking at homes, ask the sales agent to run the monthly expenses for you. I feel like I am very knowledgable, but when I bought a few months back, I had the agent do this WITHOUT looking at my estimate. This way, I was certain my numbers were in the ballpark. Each agent will be happy to do this for you. Don't be afraid to ask questions. I think I asked around a million while I was looking. It took me 7 months to buy. But, I found what I wanted!

I bought an inherited home that was on the market for 44 days. I made a low ball offer and they came back with a great counter. The family wanted to unload the home quickly because they did not want to continue paying the monthly expenses. Good deals are out there! You have shown you have a smart head on your shoulders. You'll know a great deal when you see it. Good luck!

[Karmanng]

Thank you for the encouraging response...I like the way you think !
Will

With a new Courtyard Villa (carrying a small mortgage) are my estimated in line with reality ? Thank for your opinion.

thats about right on too

[Ski Bum]

1) Are ALL the vinyl sided Villas constructed of wood frame ?

2) Which county has the highest taxes ?

Thanks, Will

My home has vinyl siding but with steel framing. It withstood the 2007 Tornado, which destroyed our neighbor's homes. I am sure the original owner paid extra for that.

[Normal]

aren’t bonds in that price range of new houses in Lake County more like 30k or more? yes

A little over 50,000 dollars now and with 5.5% interest.

[4$ALE]

A little over 50,000 dollars now and with 5.5% interest.

:read: Lake County Amortization Schedules (https://www.districtgov.org/departments/Finance/amortization_lake.aspx#dist14)


Clicked on a few ....... 22k to 72k in District 14

[Yellowrose]

1) Are ALL the vinyl sided Villas constructed of wood frame ?

2) Which county has the highest taxes ?

Thanks, Will

Bond, property taxes, & utilities are all higher in Lake & Marion County. Some cities have a city tax (Wildwood). ask all these questions before buying. Ask what electric company you must use. Seco is the cheapest bec. it is a co-op.

[cjrjck]

I just bought what may be my last home in TV. While everyone has his/her own opinion on this, I preferred to buy in an incorporated area of Sumter county. Just my preference.

[Normal]

I just bought what may be my last home in TV. While everyone has his/her own opinion on this, I preferred to buy in an incorporated area of Sumter county. Just my preference.

Definitely the best choice! The new builds now are all taxed annually for quite a bit from Wildwood, Leesburg and Fruitland Park. The annual taxes will never go away. You will save a bundle!

(Sorry, I originally read for some reason you wrote UNincorporated)

[PGApromike]

Vinyl, wood frame, yes

Link to county property tax rates.

Florida Property Tax Calculator - SmartAsset (https://smartasset.com/taxes/florida-property-tax-calculator)

[rsmurano]

We have a big designer home in a popular village south of 44 and we pay 25% less than what a poster posted. We also pay around $100 a month for home insurance with high coverage due to umbrella requirements. Every other monthly cost is based on lifestyle so it will vary between households

[Dusty_Star]

Thank you for the encouraging response...I like the way you think !
Will

With a new Courtyard Villa (carrying a small mortgage) are my estimated in line with reality ? Thank for your opinion.

Some good news & some not so good news. Water is separated into potable & non potable. The potable is what comes into your house (all faucets, washer, bathrooms, kitchen & the outside water spigots), non potable is the water used for irrigation of your lawn. Potable water & sewer are somewhat tied, under the theory that what goes in, comes out (the base is slightly different).

Ad Valorem for unicorporated Sumter County is: 5.190%, School 4.987%, water district .2043% (SWFWMD).
Non-Ad Valoren is: fire $125. Maintenance: depends on the Unit you purchase (Unit is all of the houses within your bond area, not a unit as in a condo unit) & can be found by looking at a tax bill for the houses you are considering. I think they run a couple of hundred. So I suspect your second from the bottom line item Bond, Fire, CDD taxes is a little on the low side, but not by much maybe 10 or 20 dollars? (Also assuming Bond is actually up higher on the list). Mine is close to $50. Your bond is also listed as higher than mine, mine is around $90 a month. Once again, depends on which house you buy.

My electric & internet are lower than your estimates. I have high speed fiber optic from Quantum & it is about $50. Electric for the year averages around $80, with July, August, September being the highest running aound $150 for those hot months.

Lawn estimate may or may not be high. My basic lawn is $80 a month. But there are occasional extras for weeds & shrub & palm tree maintenance.

The amentity fee was raised to 195.99.

Otherwise it matches pretty much to your estimates & what RetiredGuy has.

Mine are for a designer, corner lot, south of 466A, enclosed AC lanai.

[mrf0151]

Look for a used home in unincorporated Villages. All new construction areas have city taxes now. Wildwood extended their incorporation of city limits all the way to Middleton and even beyond to collect their windfall. A 500 k home is over 10,000 a year just in bond and taxes. Add insurances and utilities to that at about 600 a month? Wildwood charges around 1500 of that per year.

How is it you pay $10K a year in bond and taxes? We have a home worth just over $500K and our taxes are just under $3K a year. Also, when we did still have the bond, it was only a payment of under $500 a year. Not arguing here, just wondering where you arrive at $10K a year total.

[biker1]

Are you in Sumter County and don't pay Wildwood taxes? The assessed value and millage rate matter, as well as if you homestead. We don't know what his assessed value is. Your assessed value is not $500K if your taxes (county and school) are under $3K and you are in Sumter County as the millage rate is a bit over 10, albeit the homestead exemptions differ for county and school. If your bond payment was $500 then you are in an older home, perhaps 15-20 years old?

How is it you pay $10K a year in bond and taxes? We have a home worth just over $500K and our taxes are just under $3K a year. Also, when we did still have the bond, it was only a payment of under $500 a year. Not arguing here, just wondering where you arrive at $10K a year total.

[Normal]

How is it you pay $10K a year in bond and taxes? We have a home worth just over $500K and our taxes are just under $3K a year. Also, when we did still have the bond, it was only a payment of under $500 a year. Not arguing here, just wondering where you arrive at $10K a year total.

Purchased in South of 44 area at 600k our ad valorem was more than twice that! Then non-ad valorem was a little over 3k! Such a joy to pay each and every year for the rest of our lives. We wish we had your tax bill. Unincorporated? Homeowners is a big killer too and isn’t even in those figures.

I’m not sure where the housing market will bottom out at or how it will affect our taxes though. Will taxes go up as things dry? We shall see. The bottom looks like mid August? The inventory is doing crazy numbers right now with more sellers than buyers.

[nn0wheremann]

1) Are ALL the vinyl sided Villas constructed of wood frame ?

2) Which county has the highest taxes ?

Thanks, Will
Marion County, CDD 4, has no municipal taxes. School taxes might be higher.

[CoachKandSportsguy]

Its not JUST about the current tax rate: The future tax rate BASIS is dependent upon whether you are homesteaded there or not.

A homesteaded house has a 3% annual increase limit on the tax base, a non homesteaded house has an average 7% annual increase in the tax base.

So its not just about rates but also about basis. . .

Please do your own due diligence. . . and please don't believe me but check for yourself