observations regarding home locations and cost

[heartofthecountry]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

[Stu from NYC]

For 350,000, if you can find one you will only get a much smaller home. Designer homes go for considerably more.

[heartofthecountry]

For 350,000, if you can find one you will only get a much smaller home. Designer homes go for considerably more.

I realize that, but that is our budget. I know we could never purchase a designer home. Thank you

[Marathon Man]

It seems to me that the financial considerations of any future purchase are your priorities. Since you asked for thoughts, here are mine: Have you looked at other communities where $350K gets you more home? Those that stretched their budget to come here are no complaining about rising costs. This is not an inexpensive community to keep up.

[npwalters]

Getting insurance on a home built in the 90s has not been a problem for the thousands of residents north of 466. Many have had to replace the original roof.

[oldtimes]

I would rather pay the money to renovate/personalize the house than pay a bond

[Altavia]

Be sure you comprehend the bond is not a personal debt.

It is a debt again the property and caries with the property when you sell.

A bond does not count against your credit.

In most cases, people who pay off their bond do not recover their pay off.

The true cost of a bond is the bond interest minus what you can earn on your investments. If you have a 4% bond but earn 4% on a CD carrying the bond costs you nothing.

[vintageogauge]

For $350,000 in a new home you would be looking at a Villa or Cottage home or a smaller designer with a less than desirable lot which have smaller footprints and lower bonds. The newer homes have better insulation and stronger windows along with up to date features, etc. Nothing wrong with a used home but walking into a new one with nothing to do but a little decorating and some minor landscaping makes it very easy and don't forget everything is under warranty. This is strictly one man's opinion.

[Velvet]

I made a list of the 20 most important things to me. Which for you maybe price would be number one. Then I weighed the list as to how significant each item was to me. When I looked at houses I graded each one according to how they checked off against my list. For example, my neighbors were very important to me so I checked out the area around the house I wanted. At the pool, on the street etc. Took my time. Talked to people. Some people would move, but not the whole street. When my husband passed suddenly, unexpectedly, they became the most important element to my actual survival, later, my quality of life. Never regret my initial time investment. Yours maybe other things.

[shaw8700@outlook.com]

Buy what makes you happy, period.

[JMintzer]

My wife and I decided on your third option... Our home was built in 2017.

The previous owner added many upgrades, such as a water softener, Stained driveway/lanai, epoxy garage, customized closets. It also came with LPV flooring and granite countertops throughout.

We're just north of of 44... Our bond is lower (some of it already paid) with a very reasonable monthly payment...

Granted, we have an inside (and somewhat smaller lot), but we bought just before the Covid Boom hit in 2021. Our home (and nearby comps) jumped in value in 6 months.... But that only matters if we sell...

That worked FOR US. No one else can decide what is best FOR YOU...

[OrangeBlossomBaby]

Some insurance companies have pulled out of insuring homes in Florida. Most insurance companies that do insure homes in Florida, aren't refusing to insure homes that are 15-25-years-old, unless those homes are on the shoreline. Anything on the shoreline is an "all bets are off" sort of thing. We're as far inland as you can get in Florida. Homeowner's insurance in Florida will be stupidly expensive no matter what.

Also, the Historic Section isn't mobile homes anymore. Most are manufactured homes (the phrases mean ALMOST the same thing but there are legal differences), and there are quite a lot of site-built homes. There are also a couple of empty lots available that you can buy and build on.

Lastly, your main concerns regarding insurability should be: is the structure sound? Are the floors, walls, ceilings, electrical and HVAC ductwork in livable condition? Is the roof relatively new and in excellent condition? If those things are true, then the rest should take care of itself.

If it's a fixer-upper or one of the exterior walls shows signs of mold, then the insurance company might have a word or two to say about it.

I just saw a really nice house on San Marino, it was built in the 1990's but the roof was replaced just last year. Has all plank floors, no carpet, the lawn needs some love and so does the little porch foundation in the back yard (maybe just resurface and sealant), for under $300,000. Had 1300 square feet and a pretty cool layout. When you walk in the front door, the kitchen isn't the first thing you see. It's behind the formal living room through a side entrance, and it has its own dining room in the back. Just a couple of minutes from Spanish Springs, north of 466 on the east side of Morse. San Marino has a traffic light so you never have to worry about trying to take a left to 466/Sumter when the snowbirds return and Morse is full up with cars, or trying to take a left back onto San Marino when you're coming from points north.

It's a nice neighborhood too.

[Rainger99]

I realize that, but that is our budget. I know we could never purchase a designer home. Thank you

Do a search on the Villages website. There are a lot of brand new designer homes for under $350,000. They won’t have a “view” but I’ve never had a view my entire life.

[MrChip72]

For 350,000, if you can find one you will only get a much smaller home. Designer homes go for considerably more.

There's some brand new 3 bedroom designer homes available for under $350k currently close to Eastport.

[Snakster66]

There are also a couple of empty lots available that you can buy and build on.

True, but the big question there is, how much does it cost to build a house on said lot? The lots in the historic district aren’t cheap (relative to lots down south anyway); 90-165k. That wouldn’t leave a whole lot for building a house. Admittedly, I haven’t the first clue how much that would cost; so I’m not saying it can’t be done. But maybe it can’t be done. I’d be curious if anyone had at least a ballpark figure for such a pursuit.

[westernrider75]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

We actually made a spreadsheet with a list of the important items to us and then awarded point values as we looked. We also had a smaller budget like yours. We ended up with a new courtyard villa. Yes we have a bond but no house payment, everything is new and under warranty. We have personalized it as we have gone along and love it. There will always be bigger, newer homes that come along but this suits us just fine.

We also looked at other communities, but while the homes may be slightly less money you don’t get there what we have here. Good luck to you.

[MollyJo]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

Possibly consider selling your home 12/2024 & renting in Villages 2025. Thru 2025, home prices expected to drop bc of economy. Not sure % TV drops vs other markets, but somewhat less than current prices. TBills over 5% return, let your $$$ earn
to help offset rent & keep searching for that perfect buy.
VillagersHomes4Rent
unfurnished

[La lamy]

For me it was all about location. I'm a sucker for a view, so lakefront was the most important aspect, cash transaction with no bond, and close to my fave pickleball courts. I have loved renovating my older manufactured home, so being close to Home Depot was also a must! The historic section has everything I need and enjoy, especially a bigger lot that gives me more privacy. Good luck with your search and choice of home!

[sdeikenberry]

Insurance companies do not insure manufactured homes in the historic side because they’ve outlived their life expectancy. There should be no problem insuring a home not on the historic side. There are many good homes north of 466 that are close to shopping, close to medical care, have no bond, mature landscaping, and are very comfortable to live in. We live just south of Spanish Springs and would not trade our location for anything.

[seecapecod]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

When we purchased just 2 years ago, there were many homes “in the middle” built 2010-2016 or so with new roofs, some upgrades and zero to minimal bond. That was our “sweet spot”. Some upgrades are a personal decision- we have granite which I love and have no interest in upgrading to White cabinets and the same white Quartz with the gray veining everyone else is doing. Too cookie cutter for me! You’ll find your dream home with just a little patience!

[seecapecod]

For $350,000 in a new home you would be looking at a Villa or Cottage home or a smaller designer with a less than desirable lot which have smaller footprints and lower bonds. The newer homes have better insulation and stronger windows along with up to date features, etc. Nothing wrong with a used home but walking into a new one with nothing to do but a little decorating and some minor landscaping makes it very easy and don't forget everything is under warranty. This is strictly one man's opinion.

I’ve read so many posts here and on other FB groups about people in new homes looking for recommendations for home inspectors before their warranty is up- many with failed Seals in their brand new windows, and other signs of poor, rushed construction

[motherflippinpicker]

I realize that, but that is our budget. I know we could never purchase a designer home. Thank you

For $350k you could get a bougainvillea model with upgrades (in Dabney) and just about pay off the bond. By the time you're ready to purchase, you will probably find a similar deal in Moultrie Creek.

We just went through this ourselves and decided to buy new after two older home deals fell through due to insurance reasons. It's horrific that the insurance industry is controlling the housing market. It's terrible for the buyer and the seller. Hopefully things change soon because houses are not disposable. Good luck in your decision.

[Cobullymom]

For 350,000, if you can find one you will only get a much smaller home. Designer homes go for considerably more.
It wasn't their question...

[srswans]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV … Would love to hear your thoughts. Thank you

Golf is arguably better in the neighborhoods north of 44. With the Fenny area being an exception. Eastport and south will probably be OK for golf too.

There are many awesome looking neighborhoods in the middle - look around Moyer loop and north of Palmer.

[Ducatigator]

Good morning Heart of the Country.

1st of all congratulations on the decision to move to this paradise. I think if you live north or south, east of turnpike or west of the turnpike, you will be happy.

Keeping to your budget is critical. Next, I assume you want to be in Sumter County for tax purposes. In that case, look for homes south of Newell and the Franklin Revreational Center on the east side of the turnpike. There is a Sumter County/Lake County line right by the dog park. Not sure if you can find anything like a builder spec home anymore but that would be ideal financially and really a great location.

If not, head towards Moultrie Creek and see what is available. Everything will be on the Villages website. Then drive around and see what you like.

Few of my friends bought builder specs for 350k or less. Beautiful homes.

Financially, a but of a bigger bond also gets you a new home, 1 year warranty and less maintenance then a pre-enjoyed home. I think Wastport is going to be amazing so being closer South will be a huge attraction next summer.

Regardless, you have choice and hopefully you have time. If you want to talk more, send me a private message.

Good luck and a congrats to your future purchase.

Thanks. Have a great day
Serge

[Nell57]

You have certainly looked at all the areas carefully …so much smarter than many newcomers who write on TOTV.
It sounds like price is your #1. After that, I would look at location, location, location.
The section between 466 and 466a has many more amenities. I live near Bailey Trail between Buena Vista and St. Charles. We have 5 pools in this section. Lake Miona Regional Center is at one end of Bailey Trail and Seabreeze the other. I can be at 15 different golf course in 15 minutes. Sumter Landing? 10 minutes on my golf cart.
Homes in this section were very well constructed. My cabinets are solid wood construction. Many homes have updated roofs, HVAC, appliances. As you can see, Location was my #2 consideration.
But for some buyers other things are a priority. They will like their location for their own reasons.
You know your #1….now you have to decide your #2 and #3. By then you’ll have a decision. Welcome Home!

[vintageogauge]

I’ve read so many posts here and on other FB groups about people in new homes looking for recommendations for home inspectors before their warranty is up- many with failed Seals in their brand new windows, and other signs of poor, rushed construction

Point #1 why did they wait until the warranty was up to get an inspector? #2 failed window seals has nothing to do with poor or rushed constructions, they are factory made packets, not made by TV contractors and they are guaranteed for 10 years. I personally know a lot of people that bought new and can't say that I know one that was not happy with their new home. You most likely never purchased a new home in TV and are relying solely on hearsay.

[Cliff Fr]

Be sure you comprehend the bond is not a personal debt.

It is a debt again the property and caries with the property when you sell.

A bond does not count against your credit.

In most cases, people who pay off their bond do not recover their pay off.

The true cost of a bond is the bond interest minus what you can earn on your investments. If you have a 4% bond but earn 4% on a CD carrying the bond costs you nothing.

It costs you the 4% interest you no longer get

[cjky2k]

We helped a friend with a fixed and limited budget make a purchase decision recently. I had to remind him to consider the cost of necessary major repairs as part of the actual purchase price for older homes - roof, HVAC, etc. something he hasnt thought of in that way. So all of a sudden a house that was a $15,000 more but had a brand new roof and 2 year old hvac and water heater was very competitive wjrj a house that would need all that shortly. For him, new wasn’t an option as he wanted to be “between the 6s” but that realization helped narrow the search a lot. We bought a 2006 home in 2021 and replaced the roof immediately (required for insurance) and hot water heater (original) then did new hvac when we moved full time last March. But we had factored all that expense in and still got a great deal price wise because a lot of people didn’t want to do the big upgrades. Our bond is $600 a year so we aren’t worried about that. I think it is very wise you are holding firm to your price range, and fabulous you are looking everywhere. But it might be a case of too much choice making the decisions harder!!! Good luck!

[Rodneysblue]

Up here in the “trailer park section “ as you call it, there are very few “trailers”. We have manufactured homes, site built homes, and yes even some designer homes. Almost all bonds are paid off. We even have insurance on our homes. We have shopping of all sorts, medical facilities, doctor’s offices, and a soon to be new replacement regional recreation center with family pool. Not to mention the nicest Country Club pool in all the of The Villages. So the “trailer park section” may not be as bad as you thought. Oh by the way we like to call our little bit of paradise “The Historic Side”. Hope you find what you are looking for.

[MandoMan]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

I bought a 20 year old house when I moved here four years ago. New roof and HVAC and appliances and countertops. Great house, well kept up. 20 years old is NOT old. But you have to judge whether or not things need to be replaced and take that into account when you choose a house. The reason there are so many for sale is that the people moved in when they were your age and now are dying off. A lot of the residents will still be much older than you. Do you have to have, say, stone countertops? I’m fine with Formica. Avoid a house where the shingles need to be replaced, or it’s the original HVAC system. I did have the original Berber carpet replaced with luxury vinyl plank flooring. That was $14,000.

[Randall55]

Be sure you comprehend the bond is not a personal debt.

It is a debt again the property and caries with the property when you sell.

A bond does not count against your credit.

In most cases, people who pay off their bond do not recover their pay off.

The true cost of a bond is the bond interest minus what you can earn on your investments. If you have a 4% bond but earn 4% on a CD carrying the bond costs you nothing.That is a taking from Peter to pay Paul concept. If you do not have a bond, you will not have to worry about the additional monthly expense.

OP, Your goal should be to carry the LEAST amount of monthly expenses. Take a close look at property taxes. If you buy a home located in Wildwood, you will have to pay an additional city tax. Unincorporated parts of Sumter do not carry this additional cost. Insurance concerns you? Call and get a quote on each home you wish to purchase. Insurance companies look at the style of home (vinyl vrs block) location, type of roof, as well as age. Some styles of homes may have higher quotes and you can eliminate them. Look at the yard and how much monthly maintenance it will need. Include the bond expense if the home has one. By choosing a home with the least amount of monthly expenses, you should be able to SAVE money each month instead of worrying about how to pay for unnecessary added costs.

Worried about repairs or upgrades? ALL homes, new or old will have this added cost. Again, compare the homes. Add these additional costs to the sales price and omit ALL that go over your $350,000 goal.

IMO, both of these need to be thoroughly reviewed before purchasing a home. Monthly expenses as well as the cost of the home.

I have no idea of your finances. Due to high interest rates that can be earned, some are now choosing to rent a home instead of plopping large amounts of cash into a home. You may want to review this option with your financial advisor.

If an older home with no bond, maintenance free lawn, and low taxes is the one you fall in love with, you may want to consider this. Finance the needed upgrades. Instead of paying monthly expenses for a bond, higher taxes, and extensive lawn maintenance, pay a monthly cost for the loan of your upgrades. Movng forward, Yyour monthly cost will be the same as a new home but you are living in a home you WANT instead of a home you settled for. Just another thing to consider

[sowtime444]

For $350,000 in a new home you would be looking at a Villa or Cottage home or a smaller designer with a less than desirable lot which have smaller footprints and lower bonds. The newer homes have better insulation and stronger windows along with up to date features, etc. Nothing wrong with a used home but walking into a new one with nothing to do but a little decorating and some minor landscaping makes it very easy and don't forget everything is under warranty. This is strictly one man's opinion.

Can you explain the "stronger windows"? I was not aware of this. Are they actually impact (hurricane) windows? Thank you.

[Stu from NYC]

It wasn't their question...

I thought it was good info for the op.

[skippy05]

Everything you describe is true, but buying a home is much more than a list of pros and cons and deciding based on rationalizations. What's more important is the feeling you get when you stand in the yard and inside the house and you have a sense that this one is the one (within financial reason, of course)

[Robojo]

For 350,000, if you can find one you will only get a much smaller home. Designer homes go for considerably more.

I saw a designer home today for 399 but it has carpet.

If you buy brand new its cheaper.

[asianthree]

OP has stated they don’t care how Far or Close amenities are, has a set budget, which is important.

So from a standpoint of owning three new houses and one preowned in TV, gave insight for us.

New house gives you that one year fix everything except landscaping, which was a piece of mind since odd things needed to be fixed, and not out of our pocket.

Yes there is a bond, but one doesn’t need to ever pay off. We didn’t, just sold the house with bond in place. The new homes had better insulation, wind mitigation, for lower insurance. Repairs were non existent, for the 10 years we owned them.

The 6yo preowned was great, paying $50,000 more than a new build for same house. Yes it was at the time in the middle of TV, for those who need to have medical facilities, doctors, and shopping, golf.

But we didn’t shop at brick stores, going offsite for grocery stores that we prefer, doctors were that once a year required visit, and still traveling to multitude of golf, as far as 1 hour away.

Even though we had 9 courses within minutes of our house, it became too boring to play over and over. Much more enjoyable to go to any of the new courses.

Ten years later, house was now 16yo preowned house was dated, in need of a roof. Insurance quadruple, replaced hot water heater, HVAC, 4 windows lost seals, faucets, toilet rings, new sprinklers, and controller. Replaced carpet, flooring, electrical outlets, and garage opener, painted interior and exterior.

We sold the house with balance of bond, so new owners assumed the balance.

So which houses in that 10 year period was more out of pocket was the preowned, and would have been much more if we have done the total makeover it needed.

I don’t think anyone can tell someone what is best for them, but offering advice of what works for them.

OP good luck in your search, we love the southern area, and have continued to move farther south with each home.

[Robojo]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

I personally have decided to rent for a year in the South. I wasn't sure if I would like it here. I recommend that you rent 6 months in the South and 6 months in the North and then decide. If it's not all about money and more about happiness

[sowtime444]

I would first and foremost download the list of 3,000+ clubs from districtgov dot org recreation department and figure out which clubs you would want to go to each and every week. Then do the same for the sports and other activities. If your two favorite activities are, say, beach volleyball and bowling, and there are only 4 rec centers with beach courts and 3 bowling alleys, draw your search in Zillow around those 7 areas. Then consider if you want to be close to a grocery store, and how close you want to be to a "town square" with the entertainment and restaurants. Then consider type of house. For me it would have to be a courtyard villa or one with mature plantings that create a very private space. For that budget I personally would look at the area between Spanish Springs and Lake Sumter Landing. If possible one with vaulted ceilings and a courtyard in a nice looking neighborhood.

[Sully2023]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

I purchased almost three years ago in Citrus Grove. No regrets. Even with $65k in additional upgrades to the home. I love my place. If I was looking to make the purchase today - I would purchase in the new Eastport area! It is already a popular area and your home prices should increase because of the new town square. Its going to be a great place to hang out! I would spend up to $400k if you budget allows, get a bigger place - trust me on this - you need at least 1,900 sq ft to give you some room. I rented homes from 950 to 2500 sq ft. The 1900 sq ft was the best for my girl to have some space between us. Get a new spec home - with no frills. The value of the property will be less for tax purposes. Stay in Sumter county. You can do updates if you so desire later. Granted you will have to drive to lots of places at first, but give it 2-5 years and everthing (businesses) will follow. Don't pay the bond off! I spent seven years looking at the villages, and spent five months renting different homes throughtout the villages to experince the differences between the areas - north/south, mid,ect. Close to town squares. Stay in your budget - you know your finances. last note, I met a couple in their mid 70s at a town square - they stated they purchased "up north" because they did not have time left to wait for everything to be built. They wanted everything close by, shopping, doctors, activities, etc. Good logic as well.

[Villagesgal]

I realize that, but that is our budget. I know we could never purchase a designer home. Thank you

You can find designer homes north of 466 for $350,000, with no bond, upgrades done and only county taxes to pay. I live and love north of 466, plenty of shopping and services, new young neighbors moving in every month, it's settled, quiet and beautiful up here.

[heartofthecountry]

It seems to me that the financial considerations of any future purchase are your priorities. Since you asked for thoughts, here are mine: Have you looked at other communities where $350K gets you more home? Those that stretched their budget to come here are no complaining about rising costs. This is not an inexpensive community to keep up.

Thank you for your thoughts. We have been looking in all parts of the state, but keep coming back to TV. They just seem to know how to do it. When you compare what is just outside TV we see a big differences in many aspects. We know the financial considerations but the cost of living is going up everywhere. We are still praying about our options. Hopefully the next life style visit will reveal much to us. Thanks much

[Velvet]

Everything you describe is true, but buying a home is much more than a list of pros and cons and deciding based on rationalizations. What's more important is the feeling you get when you stand in the yard and inside the house and you have a sense that this one is the one (within financial reason, of course)

I disagree, a one time feeling looking at a house can be influenced by have you eaten, time of day, did you have a fight with your spouse, an enthusiastic real estate agent etc. A list made over time is much more reliable. A house is a major investment, and one doesn’t usually invest large sums of money in stocks, for example, based on “feelings”.

[Stu from NYC]

Thank you for your thoughts. We have been looking in all parts of the state, but keep coming back to TV. They just seem to know how to do it. When you compare what is just outside TV we see a big differences in many aspects. We know the financial considerations but the cost of living is going up everywhere. We are still praying about our options. Hopefully the next life style visit will reveal much to us. Thanks much

I would do more than just a lifestyle visit. A week is not nearly enough time to figure out if you want to move here as well as where to live.

We rented for a month and if we had a do over would have rented longer

[Jameson]

My understanding of insurance costs and the age of home is not just the age of the roofing but the construction method used. I was informed that in 2001 Florida had a new building code requiring rafter straps to help keep the roof intact in high winds. I don't know if that went into effect immediately or maybe in 2002 once it had been approved and published to builders. Most homes north of 466 pre-date that code but not all. South of 466 I think they start around 2004-5 and have the strapping. There are a lot of homes built after 2001 north of 466. When I checked I estimated the older non-strap homes to add maybe $800-$1000 to the annual insurance cost and some companies won't even cover the older homes built without straps. I know I read about someone that retrofitted their home at some point with the straps but the insurance didn't seem to care. Everyone has a choice on location, taste, budget, etc. so there is no right or wrong place to live.

[DrHitch]

To the O.P., each person has their own final decision re: where to live. Maybe you'll move multiple times (typical).

We just closed on a 30 year old house in Spanish Springs, and you couldn't pay me enough to want to live south of the Turnpike. But, each to their own choices. At 70 years old, here's what went into our decision process:


We have snowbirded for 2 month stretches for past 3 years in Spanish Springs area
We have many friends in new and old areas of The Villages
Buying a house with a new bond will add about 5% to 10% to your total cost
We like the closeness of infrastructure
We like the fully-developed greenery, etc


Those things said, the house we bought has a) a brand new roof (better for insurance), b) has been remodeled by previous owner (don't have to deal with contractors, mess), c) great location with very few if any short-term renters, and d) easy cart ride to facilities including golf, pools, rec centers, and both town squares. When we want to go to Brownwood or Sawgrass (or even Eastport next year) we'll simply take the car.

[margaretmattson]

I would do more than just a lifestyle visit. A week is not nearly enough time to figure out if you want to move here as well as where to live.

We rented for a month and if we had a do over would have rented longerMore and more are choosing to rent. Your money collects interest while you are deciding if the Villages is the place you want to retire. In a year's time, the interest earned can add up significantly. Your social security payments may easily pay the entire cost of the rent. Go to villages4rent.com to see the homes available. Some are completely furnished with a golf cart included. Worry-free living until you choose a home.

A family member is currently looking for a home. In many areas, we noticed the price of older homes is now equal or lower than new construction. You can find a good deal now that available inventory has exploded. If you are not set on a particular home, you can wait until the Developer drops the price in the Eastport area. There are always some homes that get reduced so he can move on to his next phase of building. The reduced cost may help to pay the bond. If you are in a hurry, check out the current reduced prices for new homes in Lake Denham and Dabney. To do this, go to the villages website. MLS is not able to sell new homes and you will not find any listings for them.

[Indydealmaker]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you

Don't over think this.
Just come down for a couple of visits and find a house you like in an area you like.
The bonds are simply a deferred portion of the cost of the original house. Without the bond, the price of house would have reflected the complete cost of the new home including all if the developer infrastructure costs.
Buying a home here is no different than any other home buying experience.

[margaretmattson]

Don't over think this.
Just come down for a couple of visits and find a house you like in an area you like.
The bonds are simply a deferred portion of the cost of the original house. Without the bond, the price of house would have reflected the complete cost of the new home including all if the developer infrastructure costs.
Buying a home here is no different than any other home buying experience.A word of caution. Do not buy a home that has a price of $65K+ above the cost of a newly built home. On MLS, many homeowners who did this have to settle for a loss in order to sell their home.

Example: A new Winslow-C model price is $460,000.

A preowned is asking $545,000 for the same model with no upgrades to the home. Bond still significantly high because the owner lived in the home for 1-4 years.

We discovered on MLS and VLS these homes are sitting for months. Homeowners are not able to reduce the price because they must pay 30k plus in closing and moving costs.

Buyers look at these homes, see everything is essentially the same as new construction and choose to buy new because it is almost 100K less and under a one-year warranty. The tax rate is cheaper on the new and is located merely a few miles away from the preowned. The buyer sees nothing lost.

Do not place yourself in a predicament where selling your home, if needed, will be extremely difficult. The developer will be building for 15+ more years. New construction will always be less than preowned. Most buyers will choose the cheapest route leaving you out in the cold.

Some will tell you it will be easy to sell the home if you do not like it for a sizeable profit. This is no longer the case. BUYER BEWARE.

[DONNIEBRONX]

I'm in pennecamp between 466 and 466a. I recommend an area like this as you have access to the squares and recall. Up north is too old and the south is remote with continual construction

[craarmy]

Biggest diiference in insurnce is wither your home is stick built or manufactored. Manufactored only 2 insurance companies to choose from. Foremost sells through 3rd parties. Dont get caught up in third parties selling Foremost. I.E. AARP- Foremost, Progresso- Foremost ect.

[AliAst]

I don't know where you heard about difficulties insuring homes that are 20+ years old. We bought our house, originally built in 2003, just over 4 years ago. No bond, recently renovated, in Sumter County. Zero issues on inspection, zero issues on insurance (we even have sinkhole insurance, which is hard to come by). Yes, we'll need to replace the roof at some point, though that's true no matter the age of the house. If what you said was true about houses more than 20 years old, everyone who lives above Rte 466 (and some below) would have insurance difficulties, which is simply NOT the case. What IS true is that several insurance companies have pulled out of the Florida market, so people have had to suddenly shop around for new insurance and can't necessarily get the exact same coverage, and since HO insurance prices have risen drastically throughout Florida, they've had to pay more, but again, that impacts all of us. And just like all of us, houses age, so that under-20-year-old-house you buy because of theoretical insurance issues will be 20 years old+ before you know it! Personally, I think not having a bond and settling into a house you want in a community near the amenities you care about is what matters most...

[graciegirl]

Don't over think this.
Just come down for a couple of visits and find a house you like in an area you like.
The bonds are simply a deferred portion of the cost of the original house. Without the bond, the price of house would have reflected the complete cost of the new home including all if the developer infrastructure costs.
Buying a home here is no different than any other home buying experience.

I so agree.

[Pat2015]

I realize that, but that is our budget. I know we could never purchase a designer home. Thank you
You can get a new nice designer home for that price near Eastport at around 1300 to 1500 or so sq. Ft. Taxes will be a bit higher along with bond, but you’ll have a brand new home and be close to the new square. Good luck to you in your decision .

[jacqueline larsen]

I bought the less expensive, near shopping and medical, enjoyed upgrading it and have money left over for traveling.

[Pat2015]

I don’t see the prices decreasing in the Eastport area. If anything I see the prices increasing with the surrounding Villages closest to the square like in Waters Edge. Just speculation, but I think that’s going to be a hot area for buyers.

[Pat2015]

I bought a 20 year old house when I moved here four years ago. New roof and HVAC and appliances and countertops. Great house, well kept up. 20 years old is NOT old. But you have to judge whether or not things need to be replaced and take that into account when you choose a house. The reason there are so many for sale is that the people moved in when they were your age and now are dying off. A lot of the residents will still be much older than you. Do you have to have, say, stone countertops? I’m fine with Formica. Avoid a house where the shingles need to be replaced, or it’s the original HVAC system. I did have the original Berber carpet replaced with luxury vinyl plank flooring. That was $14,000.
The new roof and hvac are good. The plank sounds a bit pricey?

[Pat2015]

Point #1 why did they wait until the warranty was up to get an inspector? #2 failed window seals has nothing to do with poor or rushed constructions, they are factory made packets, not made by TV contractors and they are guaranteed for 10 years. I personally know a lot of people that bought new and can't say that I know one that was not happy with their new home. You most likely never purchased a new home in TV and are relying solely on hearsay.
Agree!

[Lanieb]

I have a courtyard villa for sale in your price range. It’s a 2 bed 2 bath completely renovated.
I really like this enclosed style as you don’t have to worry about tornadoes or hurricanes.
Please call me for details.
Lanie. 336 337 5885.

[elevatorman]

Our house was built 2009, located in Duval, new roof this year, water heater last year. Our bond is paid and there are many extras. Insurance has not been a problem. There are many of my neighbors in the same situation. Some have also replaced air conditioning systems. What I am saying is homes built around this time period are in need of the things you are concerned about. But many have done the work already. I would not exclude any area. there are quite a few gems hidden in with the others.

[Glowing Horizon]

I love your section! You didnt mention the area’s mature trees and lush landscaping. A gardener might relish established plants. This section has (reportedly)fewer CDD rules (called HOA elsewhere) too—which could be considered as good or bad depending on each person’s perspective. One thing I dislike is the old original golfcart bridge. It seems very narrow & steep but maybe I’d get used to it in time.

[Glowing Horizon]

Construction types have changed a lot! Deciding on a type of home & construction type might be high priority considerations. Do you prefer wood frame/vinyl siding, cement block/stucco, or pre-cast concrete? The types are important due to construction types, lot sizes & resale comps.How important is backyard size & lanai privacy? Patio villas are different from Courtyard villas & Veranda styles are different from cottage & designer homes. There are even a few townhomes besides the manufactured homes & others in the SS area. Generally, if you want or need a fence (perhaps to contain a dog?) that will limit your options to Courtyard or Verandas. One important factor IMO is close proximity to a grocery store you like. Also being close to the activities you think you’ll do most. Theres no right/wrong, only what suits you & your wife best.

[jimjamuser]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you
Buy on a street with LOW traffic density or a Cul de Sac. Have a lake or a golf course in your backyard so that you have fewer (noisy) neighbors. Preferably, have any large trees to the Southwest or to the West to decrease the HEAT in the house. A living fence is always nice.

[coleprice]

Our home in TV's was built in 2000 and we have no problem obtaining homeowner's insurance. Golfers shopping for homes in The Villages should NOT purchase a New Home in the Southern Areas, which lack enough Executive Golf Courses. Rather, they should buy a pre-owned home in the Middle or Northern areas which have plenty of Executive golf courses nearby. Also, the Bond is usually paid off on homes in the North and Middle areas, plus you are MUCH CLOSER to Shopping & Restaurants.

[JMintzer]

Our home in TV's was built in 2000 and we have no problem obtaining homeowner's insurance. Golfers shopping for homes in The Villages should NOT purchase a New Home in the Southern Areas, which lack enough Executive Golf Courses. Rather, they should buy a pre-owned home in the Middle or Northern areas which have plenty of Executive golf courses nearby. Also, the Bond is usually paid off on homes in the North and Middle areas, plus you are MUCH CLOSER to Shopping & Restaurants.

Do you have this post saved in a folder, so you can "cut & paste" it over and over again?

[heartofthecountry]

Thank you all so much for your responses. You have given us a lot to consider and think about. A couple of things regarding your responses: Yes I over think. I guess because it is a huge decision as I am winding down towards retirement. We really do not want to rent as, we do not want to put our things in storage. We really only want to move one more time. I have moved a lot with my job over the years and only have one more move in me. :D I did not mean to offend regarding the word “Trailer” which by the way is not in my original post. I used the words “mobile home.” Just because I know insurance can be an issue with them. Dare I say that we are not golfers [and still want to live here] We do not want a CYV or anything with a fence. Again, you have all offered so much good advice from financial considerations, to locations, difference in what the houses are built of, insurance issues, considerations of clubs, [my wife loves that there is a quilting club!] Very interesting to read how you all approached your move to TV. Again, many thanks for all your thoughts and responses. We continue the quest!

[MrChip72]

Golfers shopping for homes in The Villages should NOT purchase a New Home in the Southern Areas, which lack enough Executive Golf Courses.

Isn't the Eastport area getting something like at least 7 courses within the next few years? These would be NEW courses, not OLD neglected courses that might take years to restore to acceptable playing condition. In addition, the Eastport area will have fairly close golf cart access to the existing 6 courses south of the Turnpike.

[asianthree]

Thank you all so much for your responses. You have given us a lot to consider and think about. A couple of things regarding your responses: Yes I over think. I guess because it is a huge decision as I am winding down towards retirement. We really do not want to rent as, we do not want to put our things in storage. We really only want to move one more time. I have moved a lot with my job over the years and only have one more move in me. :D I did not mean to offend regarding the word “Trailer” which by the way is not in my original post. I used the words “mobile home.” Just because I know insurance can be an issue with them. Dare I say that we are not golfers [and still want to live here] We do not want a CYV or anything with a fence. Again, you have all offered so much good advice from financial considerations, to locations, difference in what the houses are built of, insurance issues, considerations of clubs, [my wife loves that there is a quilting club!] Very interesting to read how you all approached your move to TV. Again, many thanks for all your thoughts and responses. We continue the quest!

No worries on clubs to join, meetings are usually once a month, and quilting has multiple groups in different areas. Plus no matter where you choose and say 7 different clubs, it only 7 days a month. Plus groceries are not an issue here, after all it’s maybe a weekly trip, and there are farmers markets on and off site that are worth it.

Then again the Kroger truck comes frequently in our neighborhood and can’t beat delivery to your door in the dead of summer heat, with ice cream perfectly frozen.

[Randall55]

I don’t see the prices decreasing in the Eastport area. If anything I see the prices increasing with the surrounding Villages closest to the square like in Waters Edge. Just speculation, but I think that’s going to be a hot area for buyers.With this housing market, I do not believe it is wise to speculate. Currently, a large inventory of available homes is pulling the price of both new and preowned down.

The developer may not be having a problem selling homes with views in the Eastport area. In fact, many are being purchased by Villagers with existing homes. However, interior sites are a different story. Perhaps, he will increase the price of premium lots. But the homes? Lake Denham and Dabney interior home sales have been SLOW. It has been nearly a year since construction was completed and many homes remain available even with discounts. Why would he risk raising prices?

IMO, it is probably a good idea to wait and watch. Those who are rushing in to buy whatever they can in the Eastport area due to the lottery, may find a sizeable profit in a year or so is NOT going to happen. It is no longer a seller's market. Chances are it will remain a buyer's market for several years. If so, this means home prices will continue to fall.

More commercial in that area? I believe the chances are slim. At least, for now. With inflation and rising wages, most companies are cutting costs. Few are able or willing to expand.

[MrChip72]

With this housing market, I do not believe it is wise to speculate. Currently, a large inventory of available homes is pulling the price of both new and preowned down.

The developer may not be having a problem selling homes with views in the Eastport area.In fact, many are being purchased by Villagers with existing homes. However, interior sites are a different story. Perhaps, he will increase the price of premium lots. But the actual homes? Lake Denham and Dabney interior home sales have been SLOW. It has been nearly a year since construction was completed and many homes remain available even with discounts. Why would he risk raising prices?


I'm convinced that Lake Denham and Dabney are outliers due to their poor location. Even so, I believe there's less than 100 homes still available in those areas. I wouldn't consider that a large inventory.

Moultrie Creek near Eastport is selling quickly though with multiple buyers chasing after most of the current inventory. I doubt we will see any discounting going on there.

[jimmy o]

My wife and I have noticed that many of the homes we are looking at under MLS or VLS from up north in TV are from 2000-2004 [not considering the east with the mobile home section] Most have all been updated, roof, hvac, water heater, and sometimes appliances, floor, etc, most no bond which is good. But they are now 20 to 24 years old, and I have heard/read that some insurance companies won’t insure homes that are at this age, even with a new roof. Then there is the fact that there will be obvious work needing to be done on older homes. Then we move towards the middle of TV and we see homes built in 2008-let’s say to 2013 and many of these may have nice upgrades like cabinets, epoxy garage, garage screen, lani cage, etc, etc, but the major stuff like roof, hvac, water heater, flooring are like in between their shelf life and have not been replaced, and of course a bond that usually has some kind of balance. So if we purchased one from that era, we are looking at a new roof not too far down the road and perhaps more cost with other appliances, hvac, water heater, etc to replace. Then going south some are built in 2017-2019, obviously new enough for not having to think about roof, etc, right now, but much higher bond and usually more expensive than in northern area. Then of course there are new builds and spec homes with everything new, but highest bond payment. So we are on the fence as to which way to proceed. On the one hand perhaps paying the higher bond is better and cheaper, than having an older house but having to put more money in it for what I described above. I am aware of the two sides of the coin as to whether new or resale. I’m also aware of the pros and cons to the north vs south part of TV, such as: closer/further away to amenities, stores, doctors, etc. My wife and I do not care which part of TV other than we want Sumter county. We are in our late 60’s early 70’s and realize we will not be in the home 30 years. We are looking to buy 350 and under, no mortgage. We have been here to visit two times, and are doing another life style visit late summer with the intent to make a decision since I want to retire this December. Would love to hear your thoughts. Thank you
Sounds to me like you’d be a great asset to TV. My wife and I find TV to be less costly than most other retirement communities that we looked at, and way more fun. Reading here you’ll find many complaints about prices, but the fact is that prices went up everywhere. You can find plenty of houses in your price range here. As for new vs old that’s your decision. We moved here and bought a 16 year old that that is now approaching 20. The insurance company made us replace roof this year, no problem it was time and on our list to do anyway. Now we get a small discount.

Bond is indeed something to consider, realtors here are trained to make us believe that bond has nothing to do with cost of house or debt. That’s bs. Take two $300,000 homes and add a$12000 bond to one and then check compare your monthly cost. Good luck in what you choose, I’m eager to count you in as a fellow villager.

[Kelevision]

I realize that, but that is our budget. I know we could never purchase a designer home. Thank you

I just counted the brand new designer homes for sale under 350k and stopped counting at 60. The lowest is a Bougainvillea design for 299K. You can definitely get a designer home if that’s what you like. You’ll either put the money into a bond or some improvements and repairs on a pre-owned so go with the area and house you like best.

[motherflippinpicker]

Thank you all so much for your responses. You have given us a lot to consider and think about. A couple of things regarding your responses: Yes I over think. I guess because it is a huge decision as I am winding down towards retirement. We really do not want to rent as, we do not want to put our things in storage. We really only want to move one more time. I have moved a lot with my job over the years and only have one more move in me. :D I did not mean to offend regarding the word “Trailer” which by the way is not in my original post. I used the words “mobile home.” Just because I know insurance can be an issue with them. Dare I say that we are not golfers [and still want to live here] We do not want a CYV or anything with a fence. Again, you have all offered so much good advice from financial considerations, to locations, difference in what the houses are built of, insurance issues, considerations of clubs, [my wife loves that there is a quilting club!] Very interesting to read how you all approached your move to TV. Again, many thanks for all your thoughts and responses. We continue the quest!

Several years ago, we made a 5 year plan to retire to The Villages. As fate would have it, last year my husband was diagnosed with cancer. During this time, he took a nose dive and ended up on life support. I had a lot of time to think about life and what is important. Long story short, when he recovered I discussed with him what I had thought about during those long days where he was dying and we realized we weren't living our lives, we were being controlled by external forces. We decided to shift our 5 year plan to as soon as possible. We listed our home for sale and started spending lots of time in TV. Our home sold and we bought a home in TV, we close June 11th. That's how we made the choice to move.

Our house shopping/village shopping went very much like your experience. We fell in love with the historic side and our first contract was for a manufactured home on the golf course but we could've obtain insurance. That fell through. Our second contract was for a home in Liberty Park but the hot water heater was "end of life" and the sellers wouldn't replace it, so that fell through, again due to insurance. It was at that point we decided to purchase a new home.

Good luck on your journey!

[Marathon Man]

Thank you all so much for your responses. You have given us a lot to consider and think about. A couple of things regarding your responses: Yes I over think. I guess because it is a huge decision as I am winding down towards retirement. We really do not want to rent as, we do not want to put our things in storage. We really only want to move one more time. I have moved a lot with my job over the years and only have one more move in me. :D I did not mean to offend regarding the word “Trailer” which by the way is not in my original post. I used the words “mobile home.” Just because I know insurance can be an issue with them. Dare I say that we are not golfers [and still want to live here] We do not want a CYV or anything with a fence. Again, you have all offered so much good advice from financial considerations, to locations, difference in what the houses are built of, insurance issues, considerations of clubs, [my wife loves that there is a quilting club!] Very interesting to read how you all approached your move to TV. Again, many thanks for all your thoughts and responses. We continue the quest!

This is not a golf community (although some of the comments would make it seem so). Golf is only one of the many, many activities here. I have several friends who do not play and do not own a golf cart. They love living here as much as everyone else.

[Gsorace]

I made a list of the 20 most important things to me. Which for you maybe price would be number one. Then I weighed the list as to how significant each item was to me. When I looked at houses I graded each one according to how they checked off against my list. For example, my neighbors were very important to me so I checked out the area around the house I wanted. At the pool, on the street etc. Took my time. Talked to people. Some people would move, but not the whole street. When my husband passed suddenly, unexpectedly, they became the most important element to my actual survival, later, my quality of life. Never regret my initial time investment. Yours maybe other things.

We were lucky. We didn't do proper research, but found out that having "good neighbors" is very important. We haven't encountered any of the other issues being considered, even though we're way up north.

[Lottoguy]

Yes, age is no factor in The Villages when it comes to insurance. The roof is the main asking point from agents. Being close to a fire hydrant will also give you a discount.

[SusanStCatherine]

My thoughts on what you are looking for: It's probably good to wait until after the election to see what happens. But if what happens is not good for buying? Who knows? I think you pay one way or another. Newell, Lake Denham, and Dabney are all Lake County. I believe most of new southern construction (other than those three) are Sumter and probably the higher taxed portion of Sumter which is Wildwood. The rates for irrigation water in Wildwood are much higher than other areas. Southern irrigation is not potable water whereas up north a fair amount is. New construction has natural gas and the lines are run through the attic which is bad if lightning strikes. The bonds for new houses near Eastport are almost $50K and interest rates higher on that bond so take that into account if purchasing new.
As for everything being new in a new house and under warranty - that I attest is not necessarily true. After suffering numerous warranty visits the first year, many items were never properly fixed, and some items failed just after the first year. The new construction recipe is low cost + installed quickly. If you purchase new, get a cosmetic inspection with full inspection within the first seven days. Also get a full inspection at the 10-11 month and make sure everything is fixed before the one year is up. You have no leverage after the year is up, even if items were reported before then. The PGT windows and Wellborn cabinets are very subpar. The precast walls and hurricane straps are good and insurance on new home will be the least expensive.
You can listen for noise outside your house, but that changes with the weather and seasons.
Neighbors are a crap shoot, even in new neighborhoods. Rentals can be anywhere, even large homes with pools. Rentals seem more concentrated closer to squares and less expensive neighborhoods.
Good luck and hope you find a great house with great neighbors in an area you'll love.

[heartofthecountry]

Sounds to me like you’d be a great asset to TV. My wife and I find TV to be less costly than most other retirement communities that we looked at, and way more fun. Reading here you’ll find many complaints about prices, but the fact is that prices went up everywhere. You can find plenty of houses in your price range here. As for new vs old that’s your decision. We moved here and bought a 16 year old that that is now approaching 20. The insurance company made us replace roof this year, no problem it was time and on our list to do anyway. Now we get a small discount.

Bond is indeed something to consider, realtors here are trained to make us believe that bond has nothing to do with cost of house or debt. That’s bs. Take two $300,000 homes and add a$12000 bond to one and then check compare your monthly cost. Good luck in what you choose, I’m eager to count you in as a fellow villager.

Thanks for your input and kind words

[jimjamuser]

Thank you all so much for your responses. You have given us a lot to consider and think about. A couple of things regarding your responses: Yes I over think. I guess because it is a huge decision as I am winding down towards retirement. We really do not want to rent as, we do not want to put our things in storage. We really only want to move one more time. I have moved a lot with my job over the years and only have one more move in me. :D I did not mean to offend regarding the word “Trailer” which by the way is not in my original post. I used the words “mobile home.” Just because I know insurance can be an issue with them. Dare I say that we are not golfers [and still want to live here] We do not want a CYV or anything with a fence. Again, you have all offered so much good advice from financial considerations, to locations, difference in what the houses are built of, insurance issues, considerations of clubs, [my wife loves that there is a quilting club!] Very interesting to read how you all approached your move to TV. Again, many thanks for all your thoughts and responses. We continue the quest!
Since you are coming for a visit in "late summer", then try to make it in August because not everyone likes the EXTREME HEAT in the summer in central Florida. The HEAT has to be experienced to be related to. And each year it will get worse according to climate scientists. So, The Villages has a lot of GREAT activities, but one has to either accept the HIGH summer temperatures or find a way to be up north either traveling or in a summer rental home.

[OrangeBlossomBaby]

I love your section! You didnt mention the area’s mature trees and lush landscaping. A gardener might relish established plants. This section has (reportedly)fewer CDD rules (called HOA elsewhere) too—which could be considered as good or bad depending on each person’s perspective. One thing I dislike is the old original golfcart bridge. It seems very narrow & steep but maybe I’d get used to it in time.

The original golf cart bridge is one of the main attractions. It's like a roller-coaster ride and SO much fun to go over! I never get tired of it.

[OrangeBlossomBaby]

True, but the big question there is, how much does it cost to build a house on said lot? The lots in the historic district aren’t cheap (relative to lots down south anyway); 90-165k. That wouldn’t leave a whole lot for building a house. Admittedly, I haven’t the first clue how much that would cost; so I’m not saying it can’t be done. But maybe it can’t be done. I’d be curious if anyone had at least a ballpark figure for such a pursuit.

There really is no ballpark. You can roll a manufactured home onto the lot for under $100,000. You can also build a 3000-sf 3b/3b with a 2.5-car garage and a pool for $600,000.