Are rental #'s really this crazy?

[BrianL99]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

[Bill14564]

Checking other 1500sqft 3BR/2BA units on that site shows that no, people generally aren't paying that much (though some are close).

Back in 2021 the off-season rates were about $3K/month and in-season were about $4.5K/month.

[thelegges]

Pool houses rent for those rates, and are rarely vacant. But a standard designer seems over priced, no matter where it’s located. Its does list its rented for March.

Then again one can rent a home in Golden Oaks at Disney with 11 bedrooms for $35,000 a month. And has some months rented this high season

[DeweyBeach]

I guess so ... Says March is rented. We'll all drive ourselves nuts trying to understand how people spend their money ... likely the March tenant has lots of it. I've seen listings way higher than that for Designer homes not amazingly nicer. Sometimes I wonder if some owners just put their house up for rent for a super premium price and, if someone rents it, then pack up and leave clicking their heels. Good for both sides of the deal!!

[LeRoySmith]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

I've noticed the same thing, it's weird that south of 44 they seem much higher rent and more occupied than the ones up north. I see a few in the historic and North of 466 that are 2000 a month during the high season. We rented in each area over the past few years, when we were trying to decide on an area to buy, and they all seemed about the same. I think the highest we paid was in the preserve area on Moyer loop.

It's hard to tell what people are thinking.

[BrianL99]

Pool houses rent for those rates, and are rarely vacant. But a standard designer seems over priced, no matter where it’s located. Its does list its rented for March.


I certainly could be wrong, but from the wording of the post on Facebook, I suspect the "rented for March", means the owner is using it for that month.

[thelegges]

I certainly could be wrong, but from the wording of the post on Facebook, I suspect the "rented for March", means the owner is using it for that month.

The most popular month for rentals, as the owner if I could really get $7,000 for March would rent a different house for myself and still make a large profit on that house.We know couple of pool homes that rent in the summer for $$$$, and travel to their northern home.

Last time we rented one our homes not as long term was 2015, rent was $4,500 month. Really haven’t kept up on rentals since all our homes were all long term.

[dougjb]

Don't kid yourselves!

Posted requests for rent are rarely the rent paid.

People in the Villages think that everyone pays this much money for a rental. For several years, up to a couple of years ago, I was able to rent a beautiful, well appointed 3 bedroom designer home for the month of December for $1500...including a golf cart! After that, I had to pay $1600.

Some landlords I contacted after than turned up their noses at being offered 1500 for December. As it turned out, their rental unit stayed vacant for the month of December. I guess they just liked tossing 1500 away instead of banking it.

By the way, a landlord knows a good tenent when they see one. A renter who does not have any pets, does not smoke, does not have gobs of family members or friends visiting and who would be a steady continuous caring tenant for years to come.

Most landlords realize December is a dead month. They simply cannot give away their rental.

So some will be willing to take in a good tenant so that they can increase their rental income for the year.

If any of you landlords out there want to have a regular, steady, dependable tenant for December, let me know!

[Marathon Man]

I certainly could be wrong, but from the wording of the post on Facebook, I suspect the "rented for March", means the owner is using it for that month.

If I wanted to convince potential renters that the price was fair, I would say that someone paid already that amount. How would anyone verify it.

[Packer Fan]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

Since I read all the responses and they seem to have no idea, I will give you the lay of the land. I have 2 designer home rentals and have been a landlord since 2014. Luckily, I got them before the higher home prices and higher interest rates because being a landlord in TV just does not make financial sense with the current situation.
High Season rents are running about $5800-$6000 for Jan-March, $4500 for April. Off Season depends on the month but ranges from about $1800 in summer to $3500 in Nov. You absolutely have to charge those rents in the high season or you can't make it work. $7000 is a bit gready, but there is such a shortage in high season someone might pay it. At $6000 a month for 2025, I had Jan-April rented on January 14 of 2024. A year ahead. So the supply and the demand support it.

Just to run the house for a year costs over $20K with insurance, upkeep, and taxes, not to mention a new roof every 15 years, golf cart maintenance, etc. That is not counting the actual mortgage some carry and some return on investment. To be honest, when you do the math, you only make money at all when you sell, and I figure thats about 5% a year.

My houses are between LSL and Brownwood, which helps rent the off season, but I would not call Sawgrass "the middle of nowhere".

Those are the facts.
Ed

[pauld315]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

When you break it down it really is not that bad the way most people rent here. 3 bedrooms which means the house will have at least 6 people in there all armed with guest passes (at least) that can use almost all the amenities for free. I don't know where else you can go in Florida for a month for about 2400 per couple and have access to all the amenities like there are here for 80 dollars a day per couple during the high season. In the meantime, owners who reside here or come down for the winter wait for use of amenities, restaurants etc.

[ElDiabloJoe]

Since I read all the responses and they seem to have no idea, I will give you the lay of the land. I have 2 designer home rentals and have been a landlord since 2014. Luckily, I got them before the higher home prices and higher interest rates because being a landlord in TV just does not make financial sense with the current situation.
High Season rents are running about $5800-$6000 for Jan-March, $4500 for April. Off Season depends on the month but ranges from about $1800 in summer to $3500 in Nov. You absolutely have to charge those rents in the high season or you can't make it work. $7000 is a bit gready, but there is such a shortage in high season someone might pay it. At $6000 a month for 2025, I had Jan-April rented on January 14 of 2024. A year ahead. So the supply and the demand support it.

Just to run the house for a year costs over $20K with insurance, upkeep, and taxes, not to mention a new roof every 15 years, golf cart maintenance, etc. That is not counting the actual mortgage some carry and some return on investment. To be honest, when you do the math, you only make money at all when you sell, and I figure thats about 5% a year.

My houses are between LSL and Brownwood, which helps rent the off season, but I would not call Sawgrass "the middle of nowhere".

Those are the facts.
Ed

This is a very insightful and detailed look at things. Thank you for sharing.

[justjim]

Unfortunately there is nothing in the Deed Restrictions to keep people from buying a house and turning it into a hotel/motel by the night, or week. Hopefully you don’t buy or live next to the motel and have strangers in and out all the time intruding on your lifestyle and peace during your retirement years. Sadly it’s happening.

[Two Bills]

For 20+ years before Covid Lockdown, my wife and I spent our winters in TV.
Prices were reasonable, and to our mind a bargain.
Post Covid the world went mad, rentals doubled and more, car rental quadrupled, transatlantic flight costs doubled, making TV no longer a bargain in our eyes.
Miss the place terribly still, but refuse to pay those prices.
Not a problem for landlords however, every thing still seems to be booked for the high season.

[Kelevision]

Unfortunately there is nothing in the Deed Restrictions to keep people from buying a house and turning it into a hotel/motel by the night, or week. Hopefully you don’t buy or live next to the motel and have strangers in and out all the time intruding on your lifestyle and peace during your retirement years. Sadly it’s happening.

The house one over from me is a rental and I’ve never in 3 years seen one person. I only know they’re the by the trash in the driveway. Once one of them did tell my other neighbor my sprinkler head was broken.

[ElDiabloJoe]

The house one over from me is a rental and I’ve never in 3 years seen one person. I only know they’re the by the trash in the driveway. Once one of them did tell my other neighbor my sprinkler head was broken.

Lol, this might be the guy living the double life. This could be a pied-a-terre for his mistress ;-). Maybe he's on the lam from Johnny Law? Maybe escaped the big house? Does he look like Whitey Bulger?

[Robojo]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

I've met people in the pool who have said they pay 5k a month in high season for a patio villa.

[Girlcopper]

I certainly could be wrong, but from the wording of the post on Facebook, I suspect the "rented for March", means the owner is using it for that month.
Not. Ncessarily. I rented numerous homes from patio villas to 3 bedrooms. Depends on the season for the rent. Annual rents , unfurnished are cheaper than the furnished seasonals. .

[DrHitch]

Owning a home and using it for rental is NOT for the faint of heart..

1) The carrying cost of a home with 2nd mortgage is about $35,000 per year (just to keep it alive). Therefore, you need $3,000 per month to break even (assuming you're carrying a mortgage)
2) Costs for everything have skyrocketed (lawn, utilities, insurance, etc). A 2nd mortgage is well north of 6%
3) Rentals elsewhere in Florida are INSANE. Naples rates in "high season" are above $10,000 per month for a shoebox condo
4) Although the supply of houses in The Villages that have been bought exclusively for rentals (real estate is not a great investment tool), these rates on RFAV and VH4R are actually low, compared to Florida coastlines. It's a case of supply and demand and competition.

[jasamy2]

Thanks for your honesty.

Since I read all the responses and they seem to have no idea, I will give you the lay of the land. I have 2 designer home rentals and have been a landlord since 2014. Luckily, I got them before the higher home prices and higher interest rates because being a landlord in TV just does not make financial sense with the current situation.
High Season rents are running about $5800-$6000 for Jan-March, $4500 for April. Off Season depends on the month but ranges from about $1800 in summer to $3500 in Nov. You absolutely have to charge those rents in the high season or you can't make it work. $7000 is a bit gready, but there is such a shortage in high season someone might pay it. At $6000 a month for 2025, I had Jan-April rented on January 14 of 2024. A year ahead. So the supply and the demand support it.

Just to run the house for a year costs over $20K with insurance, upkeep, and taxes, not to mention a new roof every 15 years, golf cart maintenance, etc. That is not counting the actual mortgage some carry and some return on investment. To be honest, when you do the math, you only make money at all when you sell, and I figure thats about 5% a year.

My houses are between LSL and Brownwood, which helps rent the off season, but I would not call Sawgrass "the middle of nowhere".

Those are the facts.
Ed

[Wondering]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?
That is crazy! Somewhere in the $4000 range is reasonable and the going rate.

[BrianL99]

Since I read all the responses and they seem to have no idea,
Ed

Welcome to TOTV.




High Season rents are running about $5800-$6000 for Jan-March, $4500 for April. Off Season depends on the month but ranges from about $1800 in summer to $3500 in Nov. ... At $6000 a month for 2025, I had Jan-April rented on January 14 of 2024. A year ahead. So the supply and the demand support it.

My houses are between LSL and Brownwood, which helps rent the off season, but I would not call Sawgrass "the middle of nowhere".

Those are the facts.
Ed


Thanks Ed.

Have you been to Sawgrass? Middle of no where. Then again, people buy homes there, so I guess it works for some folks.

[sallyg]

There are so many rentals to choose from that one may stay vacant at that price.

[thelegges]

Owning a home and using it for rental is NOT for the faint of heart..

1) The carrying cost of a home with 2nd mortgage is about $35,000 per year (just to keep it alive). Therefore, you need $3,000 per month to break even (assuming you're carrying a mortgage)
2) Costs for everything have skyrocketed (lawn, utilities, insurance, etc). A 2nd mortgage is well north of 6%
3) Rentals elsewhere in Florida are INSANE. Naples rates in "high season" are above $10,000 per month for a shoebox condo
4) Although the supply of houses in The Villages that have been bought exclusively for rentals (real estate is not a great investment tool), these rates on RFAV and VH4R are actually low, compared to Florida coastlines. It's a case of supply and demand and competition.

I thought most in TV either paid cash for homes or carry a mortgage that benefits their tax return. A second mortgage seems few and far between if at all. Some may have equity line for adding a pool, since refinancing a 2% loan would be insane.
When ever we have added to our new build, just pay cash, no loans involved. Pretty sure we are in the majority in TV.

That said we have had investment properties in TV since 2010, and have never had to negotiate a rent, plus had no less than 29-30 applicants. Those who have investment experience can give honest answers, except for one year, our properties were long term, so different investment compared to short term.

[tophcfa]

Unfortunately there is nothing in the Deed Restrictions to keep people from buying a house and turning it into a hotel/motel by the night, or week. Hopefully you don’t buy or live next to the motel and have strangers in and out all the time intruding on your lifestyle and peace during your retirement years. Sadly it’s happening.

Not true, depending on the district. It’s prohibited in the district our home is located in, but unfortunately the deed restrictions relating to short term rentals are not enforced. Language has changed in the newer districts deed restrictions.

[Bill14564]

Not true, depending on the district. It’s prohibited in the district our home is located in, but unfortunately the deed restrictions relating to short term rentals are not enforced. Language has changed in the newer districts deed restrictions.

Deed restrictions are by "unit" not by district. You must be in one of the very few "units" that where the deed restrictions specifically mention rentals.

[tophcfa]

Deed restrictions are by "unit" not by district. You must be in one of the very few "units" that where the deed restrictions specifically mention rentals.

By type of unit within district, not by individual unit. Our districts deed restrictions do not specifically mention rentals, but are very specific about single family usage and not running a business from a home. I had a direct conversation with a representative of the developer, who is charged with enforcing both of those restrictions. He specifically acknowledged that a homeowner who rents their home out short term, WHILE SIMULTANEOUSLY LIVING IN THE HOME, is violating both of those restrictions. The key is the landlord has to be simultaneously living in the home to be violating those two deed restrictions. A landlord not living in the home is free to rent by the night without being in violation of any deed restrictions.

[Bill14564]

By type of unit within district, not by individual unit. Our districts deed restrictions do not specifically mention rentals, but are very specific about single family usage and not running a business from a home. I had a direct conversation with a representative of the developer, who is charged with enforcing both of those restrictions. He specifically acknowledged that a homeowner who rents their home out short term, WHILE SIMULTANEOUSLY LIVING IN THE HOME, is violating both of those restrictions. The key is the landlord has to be simultaneously living in the home to be violating those two deed restrictions. A landlord not living in the home is free to rent by the night without being in violation of any deed restrictions.

Not "type of unit" but unit number - essentially the neighborhood. The restrictions aren't for CDD 10 and there aren't separate restrictions for patio villas and courtyard villas and designer homes and premium homes. The restrictions are for neighborhoods or areas that were developed together. While I haven't checked, I suspect that there is a separate deed restriction document for each are with a separate bond assessment schedule.

The very specific language in my deed restrictions concerning not running business from a home specifies that you cannot run a business that requires maintaining inventory or customer visits. As I have argued in many past threads, providing a bed and a table is not "maintaining inventory" and the occupant of the home is not a visiting customer. (perhaps I am wrong but it will take a successful court case to show that)

As for "single family," be very careful what you are pushing there. I have had several overnight guests who are not part of my family. I haven't looked into what the law says about the difference between an overnight guest, a longer-term guest, and a second family occupying the home. Be careful you don't argue for a restriction that prohibits you from hosting your friends from back home or a non-married significant other.

[Marathon Man]

Welcome to TOTV.





Thanks Ed.

Have you been to Sawgrass? Middle of no where. Then again, people buy homes there, so I guess it works for some folks.

How can it be "in the middle of nowhere" if there are homes there? Answer: It's not.

[jmpalladino]

If I wanted to convince potential renters that the price was fair, I would say that someone paid already that amount. How would anyone verify it.

It is called one's moral compass.

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

…My houses are between LSL and Brownwood, which helps rent the off season, but I would not call Sawgrass "the middle of nowhere".

Sawgrass may not be in the middle of nowhere, but you can see it from there!🤣

[tophcfa]

Not "type of unit" but unit number - essentially the neighborhood. The restrictions aren't for CDD 10 and there aren't separate restrictions for patio villas and courtyard villas and designer homes and premium homes. The restrictions are for neighborhoods or areas that were developed together. While I haven't checked, I suspect that there is a separate deed restriction document for each are with a separate bond assessment schedule.

The very specific language in my deed restrictions concerning not running business from a home specifies that you cannot run a business that requires maintaining inventory or customer visits. As I have argued in many past threads, providing a bed and a table is not "maintaining inventory" and the occupant of the home is not a visiting customer. (perhaps I am wrong but it will take a successful court case to show that)

As for "single family," be very careful what you are pushing there. I have had several overnight guests who are not part of my family. I haven't looked into what the law says about the difference between an overnight guest, a longer-term guest, and a second family occupying the home. Be careful you don't argue for a restriction that prohibits you from hosting your friends from back home or a non-married significant other.

It doesn’t matter what I argue if the violated restrictions are not enforced. And I didn’t argue the point, I had a conversation with the party charged with enforcing the restrictions (at least in my district) and he voluntarily acknowledged a paying tenant is entirely different than a non paying house guest (unrelated friend) coming to visit. Their opinion is that a paying tenant, in an owner occupied home, constitutes running a business out of one’s home (the tenant is a customer, not a guest), and it also violates single family usage. He didn’t specifically acknowledge their refusal to enforce the restrictions, he simply stated that enforcement of internal deed restrictions is difficult. However, their lack of action on following up on a formal complaint (to which they acknowledged two violations) is ample evidence of their refusal to enforce the violated restrictions. Further evidence is the changed wording in the newer district’s deed restriction language, which completely eliminates their requirement to enforce such violations and throws the burden back at homeowners.

[Billrisma]

Basic economics of supply and demand. Jan-Mar is prime time. When we could only find a rental for one month in Mar for $6500 for 2 bedroom, we decided to buy, hired a good Prop Mgr, had it rented in less than a month and has renter thru August and we control when we want to use it. Can’t beat it, join it! What’s the worse that can happen, even if owning is a loss, as long as the loss is no more that what you’d pay for rent, life is good…and hopefully sell with profit.

[harby]

Villa will do for between $1700 and 1900 at long term residence...will cost $3000 per mo at peak season (jan to mar or april). This will help you make a better & wiseful budget and take a good look at TV before you buy. Designer or whatever a luxury 3 bd house usually overprices so?

[merrymini]

I was a landlord for over 25 years and could not be happier after I sold those properties. I am not interested in the hassle and work involved. People overestimate how much a landlord makes and underestimate the effort involved. I like the relaxed retirement life without the hassles.

[Karmanng]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

YES it can be done and demanded as those are the very prime months !!!

[Karmanng]

That is crazy! Somewhere in the $4000 range is reasonable and the going rate.

NOT if its furnished and all bills covered by the owner plus a golf cart !!!

[MrChip72]

We are south of the turnpike, 9 minutes from Brownwood, nicely furnished 3 bedroom designer home including golf cart. We have a couple renting out Feb and March for $6500/month and they're repeat renters. We're pretty much in line with the going rate in a reasonable location.

You can find cheaper, but it's usually going to be a a mix of less desirable location, home not in great condition, cheaply furnished, and lacking amenities.

If people want cheaper, I suggest they rent in April/May. The weather is better anyways, and everything is much less crowded.

[MrChip72]

The very specific language in my deed restrictions concerning not running business from a home specifies that you cannot run a business that requires maintaining inventory or customer visits. As I have argued in many past threads, providing a bed and a table is not "maintaining inventory" and the occupant of the home is not a visiting customer. (perhaps I am wrong but it will take a successful court case to show that)

People that somehow think that rentals are not allowed are oblivious. The Villages certainly wouldn't maintain their temporarily transferable resident ID system if that were the case. They know that a big selling point is people being able to rent out their home for part of the year. My Villages sales agent actively pushed that we could rent out our home when we weren't using it even. The Villages even owns a property management company that only manages rental properties within TV, not to mention that lifestyle visits are essentially a rental.

The wording in the deed restrictions could use some improvement though. I know that it's only meant to prevent people from running a nail salon or sell merchandise out of their garage.

[tophcfa]

People that somehow think that rentals are not allowed are oblivious. The Villages certainly wouldn't maintain their temporarily transferable resident ID system if that were the case. They know that a big selling point is people being able to rent out their home for part of the year. My Villages sales agent actively pushed that we could rent out our home when we weren't using it even. The Villages even owns a property management company that only manages rental properties within TV, not to mention that lifestyle visits are essentially a rental.

The wording in the deed restrictions could use some improvement though. I know that it's only meant to prevent people from running a nail salon or sell merchandise out of their garage.

If you thoroughly read the posts in this thread, nobody suggested that it’s against deed restrictions to rent out your home when you aren’t there. What is against deed restrictions, at least in the older districts, is renting out part of your home while concurrently living in the home. People do it anyways, because the two internal deed restrictions being violated are not enforced.

[BrianL99]

People that somehow think that rentals are not allowed are oblivious. The Villages certainly wouldn't maintain their temporarily transferable resident ID system if that were the case. They know that a big selling point is people being able to rent out their home for part of the year. My Villages sales agent actively pushed that we could rent out our home when we weren't using it even. The Villages even owns a property management company that only manages rental properties within TV, not to mention that lifestyle visits are essentially a rental.

The wording in the deed restrictions could use some improvement though. I know that it's only meant to prevent people from running a nail salon or sell merchandise out of their garage.

Finally, someone who gets it.

The Villages/Developer was all for the availability of "renting homes". it makes sense, in that it's in their best interests, to have homes occupied as much as possible. A huge part of the Developer's revenue is from all the commercial property they own. Higher occupancy, means higher rents for the commercial property.

What the Developer didn't foresee (nor did most anyone else), was the advent of AirBnB & other such platforms, that are able to put Joe Smith home owner into the "hotel" business.

I'm not so sure the Developer would have written the restrictions/covenants any differently, had he anticipated the short term rental market ... as evidenced by the fact, they haven't changed the restrictions in the newer areas.

I think eventually, we'll see the CDD's step into the breech, with restrictions on the Guest/Resident ID system.

[MrChip72]

What the Developer didn't foresee (nor did most anyone else), was the advent of AirBnB & other such platforms, that are able to put Joe Smith home owner into the "hotel" business.

I'm not so sure the Developer would have written the restrictions/covenants any differently, had he anticipated the short term rental market ... as evidenced by the fact, they haven't changed the restrictions in the newer areas.


I would be 100% behind banning short term rentals. A monthly rental is reasonable. A weekend rental is not.

The short term rental people are a completely different demographic than those that just want to spend a month or two in TV and see what it's all about or come back for a second or third time.

[Dusty_Star]

I guess so ... Says March is rented. We'll all drive ourselves nuts trying to understand how people spend their money ... likely the March tenant has lots of it. I've seen listings way higher than that for Designer homes not amazingly nicer. Sometimes I wonder if some owners just put their house up for rent for a super premium price and, if someone rents it, then pack up and leave clicking their heels. Good for both sides of the deal!!


Exactly, kind of a 'make me rent you my house' deal.

[DrMack]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

It all depends on location. We rent ours out for 3000 a month year round. The home is a designer and about 1900 square feet but located in Dabney.

[LeRoySmith]

Exactly, kind of a 'make me rent you my house' deal.

It seems silly but maybe I'll try this next winter, put the house up for rent for 10k a month.

2000sq' designer, 3br, 3bt, 3 car garage, large heated and cooled pool, all utilities included, golf cart use included, small sports car use included. Located in the middle of nowhere.

If someone bites I go on an all expenses vacation for a month.

[margaretmattson]

That is crazy! Somewhere in the $4000 range is reasonable and the going rate.I moved from a villa near a square because of several rentals on the street. At $7,000 a month, there probably will be four to six people in the home dividing the cost of the rent. This happened many times in my former neighborhood.

[thelegges]

It seems silly but maybe I'll try this next winter, put the house up for rent for 10k a month.

2000sq' designer, 3br, 3bt, 3 car garage, large heated and cooled pool, all utilities included, golf cart use included, small sports car use included. Located in the middle of nowhere.

If someone bites I go on an all expenses vacation for a month.

Make sure you set an electric limit especially because of the pool. It’s standard practice during winter months to set a limit on how much $$ per month. That way if your tenet cranks up the temp, it’s on their nickel.

[LeRoySmith]

Make sure you set an electric limit especially because of the pool. It’s standard practice during winter months to set a limit on how much $$ per month. That way if your tenet cranks up the temp, it’s on their nickel.


Good thought, thank you!

[Robbb]

I don't pay any attention to the rental market in The Villages, but this popped up on Facebook today and out of curiosity, I looked.

Rent From A Villager | Rental Homes in The Villages Florida | Advertise Your Village Rental (https://www.rentfromavillager.com/2778?)


1500 sq. ft. 3 bedroom/2 baths. I guess it comes with a golf cart. Near the Shallow Creek Golf course and apparently 15 minutes from Sawgrass ... like Sawgrass is a huge draw.

$7000/month for January or February?

Are people really paying that kind of money for rentals in the middle of nowhere?

I rent in the villages often so I think I have a handle on the market...yes $7,000 is overpriced. I see a lot of owners post crazy prices in hopes a niave renter will panic and rent out of fear of missing out on the chance to rent for a winter. The reality is there are hundreds if not thousands of villages homes to rent, keep shoping and you will find what you want. The market is about $4,500 for a patio villa, and maybe up to $6,000 for a very nice 3/2 with a golf cart. Anything over that and you are getting screwed.

[ElDiabloJoe]

Make sure you set an electric limit especially because of the pool. It’s standard practice during winter months to set a limit on how much $$ per month. That way if your tenet cranks up the temp, it’s on their nickel.

Wait! That's possible? How does that even work. How are tenants notified their quarter is up and need to put in a new one?

[BrianL99]

Wait! That's possible? How does that even work. How are tenants notified their quarter is up and need to put in a new one?

It's like the old fashioned, do it yourself car washes.

When you have 30 seconds of heat left, it goes ding ... ding ... ding ... until you put in another quarter.

Probably takes credit cards, so they don't need to install a "change machine".

[Velvet]

Can you not simply write into the contract, something to the effect the hydro bill is covered up to $100.00 a month or whatever is reasonable, any charges above that is renter’s expense and will be deducted from the deposit?

[FloridaGuy66]

I moved from a villa near a square because of several rentals on the street. At $7,000 a month, there probably will be four to six people in the home dividing the cost of the rent. This happened many times in my former neighborhood.

This is not commonplace at all. We charge $6500 to a couple and allow up to two guests to visit for a limited amount of days. Never six people. We have outdoor cameras so we would easily be able to verify if there were six people staying for months.

It's funny when the same person posts about things almost none of which I've never seen happen personally even after several years in TV.

[Two Bills]

This is not commonplace at all. We charge $6500 to a couple and allow up to two guests to visit for a limited amount of days. Never six people. We have outdoor cameras so we would easily be able to verify if there were six people staying for months.

It's funny when the same person posts about things almost none of which I've never seen happen personally even after several years in TV.

All our rental contracts were based on two people occupying property.
We always had to get permission for our kids/grands. to visit.
Some landlords charged an amount extra for their stay, others didn't.

[Papa_lecki]

I rent in the villages often so I think I have a handle on the market...yes $7,000 is overpriced.

It’s not overpriced if someone rents at that number.

[margaretmattson]

This is not commonplace at all. We charge $6500 to a couple and allow up to two guests to visit for a limited amount of days. Never six people. We have outdoor cameras so we would easily be able to verify if there were six people staying for months.

It's funny when the same person posts about things almost none of which I've never seen happen personally even after several years in TV.In the years you have lived in the Villages, you have never witnessed a retired couple with their grown children and spouses/partners sharing the same rental home for a month? Or young adults (with friends)visiting relatives preferring to rent a home rather than stay at grandma and grandpa's house?
Or a large group of family members in town for the Holiday or summer vacation? Again, preferring to rent than disrupting their relatives home? I can go on. Hmmm....interesting!

[Bill14564]

In the years you have lived in the Villages, you have never witnessed a retired couple with their grown children and spouses/partners sharing the same home? Or young adults (with friends)visiting relatives preferring to rent a home rather than stay at grandma and grandpa's house?
Or a large group of family members in town for the Holiday or summer vacation? Hmmm....interesting!

Not in the four years I've been here. I don't doubt it happens somewhere in the 60,000+ households in the area but it can't be too common.

[asianthree]

Wait! That's possible? How does that even work. How are tenants notified their quarter is up and need to put in a new one?

Friends rented 4/4.5 home With a pool for three months in their contract, they had to have a dollar amount over and above rent for the electric. Electric bills are monthly.

The owner can actually watch anything changed in the pool temperature runtime. Kept the tenants updated monthly on electricity costs, send copy of bill every month
First month friends asked what would it cost if they kept the pool at 89° in January their landlord was honest said electric could run close to 6 to $800.

They chose to keep pool as it was set by owner. . They enjoyed the pool during sunny days, but very few nights in first month. The electric bill for the pool was within their allotment and their deposit money was refunded day that March bill was calculated.

[Toymeister]

Wait! That's possible? How does that even work. How are tenants notified their quarter is up and need to put in a new one?

There is this thing called a whole house energy monitor. It will tell you precisely how much electricity is used. If you have an electric water heater you can even tell if there are extra guests there. Sense.com

[asianthree]

I moved from a villa near a square because of several rentals on the street. At $7,000 a month, there probably will be four to six people in the home dividing the cost of the rent. This happened many times in my former neighborhood.

In today’s world most landlords have outside monitors know who enters home. Contracts are usually written for 1-2 people and guests may be allowed for amount of days or an additional charge. If our kids vaca together, thats not a rental it’s family.

Your post however states at $7,000 there will be Probably be 4-6 people in the home.
Then you post happened many times in your former neighborhood.
So which did you actually witness, the probably or actual many times?

[gweisheipl]

Why would you have a second mortgage?

Owning a home and using it for rental is NOT for the faint of heart..

1) The carrying cost of a home with 2nd mortgage is about $35,000 per year (just to keep it alive). Therefore, you need $3,000 per month to break even (assuming you're carrying a mortgage)
2) Costs for everything have skyrocketed (lawn, utilities, insurance, etc). A 2nd mortgage is well north of 6%
3) Rentals elsewhere in Florida are INSANE. Naples rates in "high season" are above $10,000 per month for a shoebox condo
4) Although the supply of houses in The Villages that have been bought exclusively for rentals (real estate is not a great investment tool), these rates on RFAV and VH4R are actually low, compared to Florida coastlines. It's a case of supply and demand and competition.

[ElDiabloJoe]

There is this thing called a whole house energy monitor. It will tell you precisely how much electricity is used. If you have an electric water heater you can even tell if there are extra guests there. Sense.com
Interesting. So is it easy/cheap to install? Do you need a sensor for every electrical appliance/fixture? How does this work?