Middleton - Are The Homes Selling?
 

I took a drive through Middleton. It seems like the home construction and home buying are stagnant. I saw very few residents at the park and on the walking trail. Seems like a ghost town. But, the apartment buildings and Beaumont look to be nearly sold out. I don't get it! Do you think maintenance-free living is the reason? Prices of homes too high? Do they have to pay a bond in Middleton? No interest in frame house construction? Or, just my imagination?

The houses look nice. However, the prices are quite high especially with the current interest rates.

If you add in taxes and insurance, most people in their 20s and 30s cannot afford buying there.

Is the Villages’ bank giving out preferred mortgages?

Here’s my understanding (and please correct me if I’m wrong) - Middleton is being built for the families of people who work within the confines of The Villages. It is not open to families where both parents work outside of The Villages. Though there are some decent paying jobs for workers within The Villages, I would guess most service-level workers within The Villages do not earn enough to qualify to secure and make the necessary mortgage payments to live in Middleton. Those earning minimum or slightly above minimum wage will probably need to continue to rent at apartments slightly outside the bubble.

I am sure the developer did a lot of research into who would be their “target” buyer within Middleton, and thus building homes they feel will sell to this audience, I was just thinking that Middleton will only offer housing to just a certain segment of the overall Villages workforce. Curious what is the size of that segment?

How Many Are Done
 

I’m glad to hear some have moved in, but just because we see 300 roofs doesn’t mean 300 homes are ready for occupancy. The build out does take some time.

Anyone can buy in Middleton regardless of where they work. However, one of the parents must work for The Villages in order for their children to attend the schools.

What if the person/s that own the house decide to no longer work for The Villages - will they have to sell ? Is there a time frame before "eviction" ? Do they get to set the selling price ? etc I thought I read somewhere anyone can buy in Middleton. It is simply removing the age restriction requirement. A good example is a grandparent as a custodian of a grandchild under 19 yrs old.

All good questions, and I’m sure many more questions will arise about Middleton. Will they have deed restrictions (my guess is yes), and if so, how will they read, and how will they differ from the other deeds restrictions within the other CDDs? Time will tell.

The scenario won't happen because you don't have to work for TV to buy there.
As stated in the post above, anyone can buy there.

currently there are only 7 spec houses available. They’ve been selling. I’m always on their website looking at the houses. It’s easy to see what’s selling and what’s not on their website. Under search for homes.

Just check the tax assessor website

More than just working “ for the Villages”.


The Villages of Lake-Sumter, Inc. as a business partnership charter school primarily for the benefit of the children of employees of The Villages of Lake-Sumter, Inc. and those Business Partners who have in the past and continue to participate in the development of The Villages.
Source, The Villages Charter School, web site.

People can see what's available here along with the cost:

(Click on the map in the circle on the lower right)

Homefinder - Middleton

The operational requirements are the same as in the age restricted Villages: bond, amenity fees, deed restrictions, taxes, etc.


Lifestyle - Middleton

I have been through the neighborhood on a couple of Sundays. When we were there the open houses were slammed with people looking. There were good crowds at the pool both times and obviously people who have moved in. It does seem the developer is taking their time and more vacant lots in a neighborhood than what we see in the 55+ neighborhoods. I am sure the developer knows what they are doing and have done extensive research in what the families want. This is a big change for the developer and it probably makes sense to take their time.

More "hoping the south fails" comments. Too funny. The southern areas continue to grow. Sorry to disappoint some of you.

The Developer has built family villages before……

Hard to imagine it not being successful with adding three, walkable, beautiful charter schools, plus a commercial area, and golf cart connectivity to golf, Eastport, Sawgrass and the rest of the Villages.

Maybe that's it! I should go over on a weekend day.

No questions about Middleton, it’s very straightforward. Anyone can buy a home in Middleton. There is a bond, and like any other village will have restrictions, might not be the same as others, but something is in place.

If you choose for your children to go to Villages Charter school, you must be employed by a business that has holds that perk. If you choose to leave that job, then your child will no longer be allowed to continue their education. Middleton is not age restricted, so say grandparents don’t want amenities they could choose to live next door to their children and grandchildren. Believe it or not there are many in TV who don’t golf, go to the pools, join clubs, or even drive golf carts. Yet they still move here pay amenities and don’t use them. We have met multiple households that live in family areas, and are very happy to live without amenities. Yes there are kids in the neighborhood, and they love it, and continue to be happy

Nothing on the scale of Middleton with school, commercial areas, and a lot of housing. This is new even for them.

The discussion was houses.

House being built
 

I have family that is having home built now. Will be ready in November. School starts this coming week. I think I read over 5000 students maybe more will be attending The Villages Charter Schools.

Good to know! Maybe it is as you say, your family members are having a home built. Perhaps, quite a bit of buyers are choosing to customize and have their homes built. Very few spec houses. That would explain what I saw when I took a drive. Hope each of them are happy in their new homes!

They are selling well in Middleton, but it is also a different market and target demographic so the volume and rate of homes being sold is not close to what is seen in the Age Restricted part of The Villages. Looking at the homes and prices they appear to be about 20-30% cheaper than in the AR part of TV, but then they are also not buying the same lifestyle. Looking around the state, the prices are comparable to many areas.

You don't have to work for The Villages or one of the designated companies to buy and live there, only to go to the schools. Interestingly a few weeks ago I was in one of the open houses looking around (very nice features in the homes!) and as always had my ears tuned into the conversations that were happening. One younger couple (mid-30's) was discussing the schools with the sales rep and how to get their children enrolled. They were directed to the charter school website and Villages website for information on companies that qualified. The couple wanted to get their children in the Charter schools because of their reputation and were going to relocate from the Orlando area to Middleton if she could find eligible employment and her would commute to Orlando daily and keep his apparently well-paying job. After the couple left, I started talking with the sales agent about the home and then and asked them about the young couple. Their scenario is apparently one the sales agents have been hearing frequently in the past few months and is helping to drive sales.

One has to wonder, did the developer anticipate this growth avenue and plan for it, and if they have, is this a new market they are developing? With over 8,000 family homes planned for Middleton plus the family homes in Coleman Ridge, it does seem a possibility.

The Charter school system capacity is being nearly doubled with the new school additions to over 6000 students, the existing schools were at capacity (about 3400) with a wait list for openings, while attendance is going up this year as the backlog is being cleared out, it will not be near 5000 students. Yet.

There is no amenity fee for residents

[QUOTE=Michael 61;2241518]Here’s my understanding (and please correct me if I’m wrong) - Middleton is being built for the families of people who work within the confines of The Villages. It is not open to families where both parents work outside of The Villages.

We were there last Sunday and attended a couple open houses for sale. Both realtors told us anyone can purchase those homes whether they work in TV or not. But if they want their children to attend TV charter schools, they must work for TV.

They are selling and selling quickly.

Middleton is open to anyone, even if both parents don’t work in The Villages at all. My son was looking to buy there but bought somewhere else.

The main issue is that the schools (very nice by the way), required that at least one of the parents, work in The Villages. If unable, then the kid(s) need to go to a county/town designated school.

In terms of pricing, I think homes are reasonable in Middleton, comparing with other areas. When my son was looking there a few months ago, they had models starting out around $190K and up.

don't forget the bond payment

Anyone can buy there, they don’t have to work for the Villages, that is simply a charter school restriction.

They do have deed restrictions, however I’m not exactly sure how they read. I do know they are allowed to fence their back yards with a choice of 3 fence styles/colors.

A fee years ago, tech jobs passed tourism as the number 1 employer in the greater Orlando area. Tech jobs means highly educated workforce, higher salaries. That also drives up home prices.
The homes in Middleton will sell just fine, especially if one spouse gets a job that’s charter school eligible.
GWN is correct, the sales cycle is slower for 30/40 year olds, than retired folks, who have more flexibility. Younger families have to think about school, friends, kids, kids activities, packing a house, etc.

Is it called Middleton because someday this will be the middle of The Villages?

Hard to imagine anyone other than The Villages able to do the planning and execution to make the community a reality.

In some ways, this seems like original vision of Disney's Celebration community but better.

Will be interesting to see how the dynamic of The Villages changes with this influx of families, especially around Eastport.

Any idea if the Middleton development construction rate is incremental to the 55+ areas or is this being done with resources diverted from the that side of the business?

[QUOTE=sdeikenberry;2241816]An over 55, non-working, no kids friend went with a Villages realtor to look at lots to build/purchase a villa style home in Middleton. Prices in Middleton were very low at first. A couple lots were basically free at one point He could have done so as I believe was told a certain % over 55 can purchase. Same as in the over 55 areas for under 55. Federal laws maybe(?)

Is there a bond in Middleton? EDIT: Found an answer.

Some documents from an early Middleton CDD board meeting included a resolution to authorize bond issuance. There will be a bond.

The financial details establishing the Middleton developer district are here. Looks like Maintenance assessments are covered on page 24.

https://www.districtgov.org/PDFView/...20230112ma0201

I am an appraiser and have done some appraisals there. They are having open houses today.