Looking to purchase in The Villages within the next 12-18 mos
 

First of all, let me express my thanks for the responses I am hopeful I will receive. There is a ton of information on this forum, just not the easiest to navigate when seeking specifics. I am sure each of the Villages has a specific tone and tenor to what is liked/disliked and valued so all thoughts are welcomed.

First, what my lovely wife and I would seek in a potential move is fairly simplistic as we will be also living in MN for at least 7-10 more years but would like to have a place down here and then transition into this as our retirement home. My wife is a little younger than I am, so she will more than likely still be working and will seek to get into HR in the area. Let's not get the horse before the cart on that I guess.

Our interest would be in something under the $300K mark with Bond already paid, that is something we would be comfortable with, by no means are we rich and we do not want to be house-poor. Just rather be comfortable. As my earnings slow, it is a practical thing as I would rather go on cruises than have a larger home. I am rather social, my wife is more of an introvert unless there is a good comfortable vibe for her. Then she will blossom a bit with some commonalities with people. So the social aspect of a Village is about a 6/7 out of 10. So some proximity to a rec area/town square is a need. (More for me than her, but she is always happy to tag along).

Relatively quiet neighborhoods from traffic noise as that will be bothersome to her. I am learning the areas, but have no clue about the general roads and how loud the traffic can be vs the highway being nearby. So guidance on that is fantastic.

Also, if you don't mind and I get I am asking a lot. (If your Village is in my price range.). I would love to hear why you value or love our Village with some supporting information, neighbors, community, proximity, dining, etc. Followed by: Would you pick that location again, or would you select another Village. I dislike moving, so once I/we get there that I am very hopeful would be the place.

This is a start, and I may ask questions again based on responses, but would really like to iron out some of our thoughts on locations to become more actively focused in searching. Right now, I look all over the place. I have nothing truly against manufactured homes, but that would not be a preference based on storms from my general knowledge of how we handle tornadoes up here vs wind storms/hurricanes down there.

I appreciate you taking the valuable time to respond, and look forward to a more centralized place for me to learn a bit more and share with my wife.

FTR: We watch youtube videos, read the websites, look at Zillow, Redfin, etc for listings. So we are trying to do our best on our own, but doggone it people living in the area are certainly just as valuable if not more!

Also, even though the Vikings lost last night I am always accepting others to jump on whatever Viking train that will be available in the next several years! We all know Purple looks great on guys and gals! (Not Green and Gold!). ;)

One place to start is with The Villages App.
The Villages(R) App on the App Store

Select:

• Homes & Villas
• Search
• Set filters to: New + Pre-approval and price under 300K
  
• Set any other criteria filters you have.
  
• Select Apply and homes appear.

You should be able to find quite a few patio villas in the Spanish Springs area that are under 300K with no bond. You would be close to Spanish Springs and not too far from Lake Sumter Landing. I bought a new patio villa in Richmond two years ago,- love my home and lot and the location is excellent right next to Brownwood, and will not be too far from Eastport, . Unfortunately, most all resales of patio villas in Richmond are over your 300k budget, and they will more than likely be carrying a bond. Good luck with your move - The Villages is the best!

For more options I would budget up to 335K. Basically limited to patio villas or older in historical side. Even most patio villas are over 300K. Around 335K would get into few designer’s and CYVs if that’s import to you?

I saw some new homes listed in the low $300's in the paper this week.

I personally would NEVER buy used in TV. Much better experience to move into an area at the same time as all of your neighbors. Plus the new areas, the average age is closer to 50, not 80 like Spanish Springs.

It sounds like you are a smart shopper. Bonds are the hidden addition in cost! They Do require financing if you don’t pay cash for both the bond and the home at current rates which are above 7%, Look between 466 and 466A in this mix there are a couple of Villages with city taxes, stay clear of them, but a majority aren’t taxed by Wildwood or Fruitland Park and the area.

Frugal parameters would be:
No Bond
No City Taxes
Better Prices
Low Traffic in the Winter…

ANSWER =
Unincorporated Sumter County

Bonneybrook and Lynnhaven are on mark as great villages. Avoid anything close to Rainey Trail Rd, it has become quite busy with short cutting to 117 for drivers to and from 462 in Wildwood. Right now you are looking at an average price of anywhere between 191 to 250 a square foot and negotiating an average of about 5.5 percent off of asking.

Happy House hunting, I’m sure you find what you are looking for!

Good to be prepared, however 12-18 months really can’t put you into the reality of what homes are available and cost today to 1.5 years from now. You may be without road noise, but your neighbors are 10’away.

There will be homes between the 6’s built between 2005-2010ish. Although the bond won’t be paid, the amount of balance is very low. Just remember whatever you buy will be 7- 10+ years older when you retire. New roofs, HVAC, dated, irrigation systems, HW tank, the list goes on. For us I respect older gens like my parents, but moving to an older neighborhood was like moving to my parents. Gathering at 2-4 sidewalks rolling up @ 6. We never eat until 8 so big lifestyle change, until we moved farther south with younger people

Yes you have a budget, but as pointed out the best you may get is an older 2/2 with 1.5 garage. Plus did you budget for ongoing repairs and maintenance?
Consider renting the first year or two off season for a month, in that smaller home, getting your spouse closer to retirement. Yes you are throwing away a few thousand for rent, but not paying maintenance, taxes, repairs, the list goes on.

For us PV was great for a Vaca, but to live full time was never in the cards. Plus your only storage is spare bedroom, garage, and tiny hot as a match attic above the garage.

Since you are Cold climate people renting in December and January 35 degree nights and 50 during the day will feel balmy, because you are wearing a light jacket while long timers are wearing puffy winter coats.

I continued to work for 4 years while my spouse wintered in TV, at our house. It takes a unique bond to acclimate, and sometimes a true test of marriage. I loved the winters with snow, had no issues with snow removal, house maintenance, and such. But I also had a Work family, spending 50 plus hours a week, sharing meals, conversations, so really never alone until sleep. I also had the ability to take 10-12 paid weeks off a year, to travel down.

My spouse made friends quickly in TV golf, beach tennis, clubs and so on. But being alone can create its own issues for some. Your spouse is still working, pay scale here was 60% less then my northern job.

So yes your plan will work, looking for a home until you buy may be disappointing, because what you loved today won’t be available in 12-18 months.

I would plan a trip to The Villages early next fall, stay for a week. Rent a house or do a lifestyle visit. Try to stay between 466 and 466A.
Around March, find a Villages realtor and an MLS realtor - give them your specs for a home.
The visit will help you hone in on an area and see the homes up close.
Don’t worry about the age of neighbors, I’m in my mid 50s and live north of 44 - love our neighbors.

That is exactly the type of response(s) I was looking for so much appreciation! I do know I put 12-18 months as the parameters, I/we are fairly picky and I was born in California, lived as a toddler outside of Orlando in the early '70s, and was an AF Brat until 1980 roughly. I have lived all over, but my wife however is a homegrown Minnesotan. Her transition will be a little more of a challenge but she loves the beach and warmer weather. We are planning on doing a lifestyle visit around April of this year to also iron out the ease of getting around, a small taste of the environment, etc. I am a white-collar guy, been in sales for years so the community thing is an important part... but not gonna lie driving around in a Gold Cart community makes me laugh a bit! Simple things will bring me joy lol!

Noted about the different communities, would love interest rates to come down doesn't appear to be, then prices will rise again. I guess with my timeframe I have opportunities to wait for a good to great deal... I read in another post inherited houses that sit for a bit may entertain some lower offers to not continue with payments/expenses.

Looking at unincorporated for taxes is interesting to learn, are the services from that community then shared? Valuable feedback...

Why do you like your communities? I certainly get the younger vs older vibe... I am one that can be best friends with a 20 year old and then same with an 85 year old, I love the different aspects of people. My wife is an older soul so she gets along with anyone, can't get any sweeter. Whether she feels comfortable is how you will know by her chatting more lol!

Thanks my hope to be peeps! :BigApplause:

If your budget is really only $300K, then I think you are smart to buy now. While prices have been trending downward for the past couple of years, one can say with confidence that in 7 to 10 years there will be nothing available for $300K.

The summers are too HOT! If you plan on being here in the summer, then you should visit during the HOTTEST TIME. You need to know that the Gulf of Mexico and the Atlantic were at all time HIGH temperatures (ever measured). That makes FUEL for tornadoes and hurricanes. Look at a graph of world temperatures and you will see that the last 15 years are RECORD high and INCREASING.
.......If you can find a way to be in Florida for ONLY the cooler 7 months, then Florida and The Villages can be nice. However, for all year living, Florida is too HOT. If I were you I would look at Georgia, Tn, or the Carolinas. I am VERY SINCERE.

I know I sent a Thank you for orginal post. Not sure where it went. My error probably.

Thanks for all of the great information. It is and will be useful. I agree with the last poster Florida is very HOT, it is what it is. MN is very cold! I have a sister who has a place in Bradenton, and I have lived as a youth outside of Orlando on the AFB. Yep, AF Brat and lived in multiple locations, and was born in CA. The last place I lived on a base as a youth was Grand Forks, AFB in North Dakota. Trust me I will take the heat, and stay inside for a couple of months!

Living in two places is not my thing, as my wife will not be retired. That poses an issue. I value the Frugal Parameters that were stated, are lower taxes or an unincorporated, where are the resources coming from? Share responsibilities? Something else to search on.

We won't be down there FULL time for a few years, that is why buying within the 12-18 months of being picky and finding a deal are important. I mean it would be terrible if I had to quickly by a place, but that isn't the case... I am just seeking help in the right direction before I commit. Hope that makes sense!

Now, can you state the Villages that you live in if you care to, and tell me like 5 reason those villages fit your needs? By all means I know most will go I am not doing an assignment for this Midwest joker, but it is nice to know/reevaluate the decision that was made.

Like my current place in MN:

Just a tad north and west of the Twin Cities. 12-15 miles from first nice suburbs considered a growing area.

I bought it in 2010, brand new when the market in housing had crashed so got a great deal. 2700+sq ft, in what is considered an older community by people with children standards but over the last 3 years significant changeover as the city grows.

Close to multiple restaurants, and entertainment areas. Big movie/theater/dining out type people so that is a bonus.

Easy shopping multiple grocers around.

Great people, and pleasant neighbors with a very well kept neighborhood. :)

Also a family cabin within 2 hours from us, that is utilized in the Summer. Now I may just fish year-round salt and freshwater. Who knows!

Again, appreciate the responses!

:coolsmiley:

I would be very cautious of the Court Yard Villa (CYV), if you are looking at these make sure you understand the property lines versus the ACCESS arrangement, as well as how close the houses are to each other. We looked at these and immediately said NO. We wanted some space, ended up with a very nice Designer.
I am not sure if you have considered the monthly bills, CDD fees, cable (or equal) access, power (possible gas), taxes, etc. There are some areas that are "in the villages" as well as in a city (Wildwood, Leesburg, Fruitland Park, etc.) which typically means additional taxes. We live between 466a and 44 and love the area, however from what I have seen these will be outside your budget.
Also, carefully review the age of the roof, HVAC, water heater, etc, as the insurance companies have been denying coverage or requiring replacements. In general FL home insurance is becoming challenging.
Yes, July and August and September can be hot, but I have figured out how to avoid most of the heat, golf is typically out, other indoor activities are in.

I can see age discrimination between ....say age 30 and age 80, but strange to see it between age 50 and age 80. You would be surprised how quickly time flies from age 50 to 80. You blink your eye and you are 80 (if you live). I always thought that old people discriminating against other old people was a little strange. I imagine that when you are 80 that you won't like to discriminate against yourself. People are so quick to disparage those that are different than themselves. No wonder there are wars in this world.

It's hard to imagine the scale of this place and the inertia of new construction without being here.

In 12-18 mo, there will be 4,000 to 6,000 or more homes and 4-6+ additional Villages.

And there is a huge difference in the appreciation of a minimum cost home verses a higher cost, desirable home/location.

1. You don’t want to buy down south if you want to be close to stores/entertainment.

2. I live ‘between the 6’s’ and I’ve never had a problem with ageism. We moved here in April of last year we have so many things to do with the members of my community that it takes up 3-4 days every week. We have people between 50 something and 70 something.

3. I live close to Rainey Trail/472 and it hasn’t gotten too busy yet. They are building some new condos and apartments and I don’t know how that’s going to affect this street.

4. You have to buy in Spanish Springs. Even if you could get something for that price in other places, it won’t be a comparison like for like. SS is one of my favorite areas and we go there frequently.

5. This is a personal observation, but when you come, look around. You will see a marked difference between north and south. I’m talking about trees and flowers. They’re everywhere up north, in the south not so much.

Just did a quick check for homes in the north end....quite a few nice ones in your price range I might add.

Patio Villas are okay, but the cottage homes have a better feel when you walk in them from my experience. More square footage, nice garages, and the lots are much more roomy than the patio villas.
The Villages northern landscape is so much more beautiful, easy access to shopping and restaurant's, and the age of the residents has certainly evolved into a mixed bag...not just for
" OLD " people anymore !

Welcome. Stay away from the newer sections. Bonds are ridiculously high, housesl landscaping is lacking on new homes, lack of shopping, lack of medical care, no libraries, few gas a stations. few executive golf courses, etc.

For my ten cents, all I would add is wait until you're nearer retirement before buying.
7–10 years is a long time with housing markets, and to be maintaining two houses.
Older properties in TV do need maintaining, and some of the replacement costs are high, plus the amenity fees, insurance etc. are added costs.

Come down for one or two week visits at different times of the year, explore, and when you are sure TV is where you want to be, you will have a much better idea which area you would want to settle for.

If you like relative peace and quiet, avoid any street with a through area, golf cart shortcut, near pickleball courts, or where we are renting!
Good luck.

Suggestions
 

Always suggested that you rent before you make decisions. Lots to consider. You can PM me if you like

Northern area
 

We just purchased in the northern area, and yes some of the neighbors are in their 80's but most are like us in the 50-60 range. The houses are 20 years old but they have mature landscape, and are built with quality. There is allot of restaurants, and shopping nearby, and lots to do with the many recreation centers and country clubs.

It took us a year to make up our mind as to which one to buy, and Robbie Audette who works for The Villages reality was outstanding at helping us 352 360 5535 cell..

Many Villages actually buy three homes.. The first one was to big/small or the wrong Village, so they move.. Take your time and figure out which one is right for you..

You can actually rent a unit for a week that comes with a Golf Cart, and use that time to get a feel for which Village fits your needs.

Research your TAXES, INSURANCE and HIDDEN Maintenance Amenity FEES... If your concerned about Budgets you might look elsewhere

To help address your original post. We live in a courtyard villa in Monarch Grove which we bought in 2020, been here full time since 2022. Monarch Grove is south of 44, just south of Warm Springs.

We absolutely love this area. We don’t have the heavy traffic some of the areas more north do, around the popular shopping areas. If we need to go to Sam’s, TJ Maxx, anything in that area we are 20-25 minutes away which is fine for us, at this point we don’t really need to do a lot of shopping.

We are close to things like grocery stores, golf courses, emergency room, vet clinic, as well as restaurants in Wildwood or Leesburg in addition to any in The Villages.

We routinely go by golf cart to Brownwood (17-20 minutes away) because I work part time there. We also go to some of the more northern golf courses and Lake Sumter Landing. Not a long ride.

The new areas of East Port are opening and we are within 10 minutes of there.

We love it here, good luck to you!

I inherited my mom's house in Spanish Springs. There are "younger" people moving into this area due to these factors as well as proximity to Spanish Springs, close Amenities, within our little area, and lots of shopping. I can walk to 2 different pools. The are more and more lots being sold and rebuilt on based on the age of the homes, and these are done by younger people. I have been coming to the villages for 25 years, and have seen/ visited all the other villages as they were built and through the years. Spanish Springs is by far my favorite! Added bonus- less traffic, easy drive to Ocala, Leesburg, etc.

Early Welcome!
 

Hi. Welcome to the dream! Like you and your wife, we are also still working (55 & 56). We had the same thoughts, wishes, etc ... about a home. We also thought we would be in the north (we aren't). We also wanted no bond (we have one). We also were contemplating manufactured (we don't live in one). We also didn't want to go over $300k (we did). We also didn't want to be house poor (we aren't).

So how did we end up where we are? Basically, home owners insurance dictated where we bought. It's sad that the Florida insurance industry has so much leverage on the housing market. It's unfair to sellers and buyers, but this is the way it is, for now, at least.

When buying a home you will factor in many things to appease the insurance overlords; age of roof is extremely important but so is the year your home was built. Building codes change all the time and anything over 20 years will be very hard to get insurance on. You will likely be underinsured. Trying to get insurance on a manufactured home was impossible for us. Even the Villages insurance couldn't find coverage for us.

The next thing to consider are any updates and upgrades you would want to do to make your house your home. There are extremely beautiful pre-owned homes but every one we looked at needed some major work. (New floors, new windows, new appliances, concrete work, etc...) Also, pre-owned homes are typically higher priced than new. Usually because they've paid to have a big lanai, plantation shutters, etc... Once we crunched the numbers, it was much more affordable to buy new even with a bond.

The next thing to consider, and someone also pointed this out, is that when you're moving into an area and everyone is new, there is a definite camaraderie amongst neighbors and the village as a whole. Like your wife, I'm extremely introverted but you know what? The Villages really gets you out of your shell and comfort zone, quickly. I'm doing cardio drumming, line dancing, art classes, bunco, beanbag baseball, golf, community events and even dancing at the squares. So don't count that out of her future. I'm sure in her own time, she will become more adventurous.

I would highly consider looking at cottage homes. You'll get a much bigger home and garage for not that much more money. They are also designed like a ranch style versus long and narrow, offering more light. But the villa neighborhoods are the most charming! The houses are very nice but typically the garage is tiny.

With that said, you'll likely want to do some things to a new home that will cost money out of pocket, like landscaping (highly recommend Son Life, very affordable), deeper kitchen sink, you may want to paint (new homes are only white). Even with the many upgrades we did, we still saved about $20k buying new.

I hope this information was helpful and not overwhelming. Just know that whatever you decide to do, it will be the right choice for you.

Be Picky
 

Take your time and be picky. There are plenty of deals cropping up all the time. Look for a newer roof and AC before even thinking about buying a home. If the home you want is older, certainly hire a home inspection guy before signing. The Villages is a nice area.

Don’t overthink all this. Keep it simple.

…except for the 40-somethings we played golf with last year who purchased a home in the Spanish Springs area. Not a good idea to generalize an area based on your opinion.

You’ll likely not find ANYTHING $300k or less…Especially if the bond’s paid. You might find an old manufactured home (glorified trailer) in the North that meets your financial needs, or the odd ‘patio villa’ but not a CYV for that price. You’re looking at $330-350 for a CYV. As for the separate “Villages”, they’re all the same—except for Fenny with its expansive oak trees and its own restaurant and pub. And maybe that special enclave up by LSL…but those houses are $1M and up. The only thing, inho, that differentiates one Village from the next are its CCRs (rules); they’re all slightly different. Know this! If there’s no fence or wall surrounding the home you seek, you can NOT erect one. In TV, it’s you neighbors that count. Hope for good ones…

North of Rt466 is a very nice area. One thing you might want to think about is that the further South you go, in the Villages, the more likely you will find Bonds on the homes. The best deals (in my opinion) are the homes where the bonds are paid off. Buy a new home and you can add $30-50K to the price of the home.
I do know of a home currently for sale in the Santiago village that is move in ready and the owner has reduced the price substantially. Now, is a buyer's period because inflated interest rates have caused the prices of homes to fall. The home I mentioned is already about $50K lower than the seller could have priced it early last year. With all the improvements and the bond paid off, it seems like a pretty good deal.....and in a great neighborhood too. Just saying. Buy now, before the interest rates drop and the home prices rise again.

News Flash
 

Inflation is on the rise and is on its third straight month of increases, it was at almost 3% December. Wishing for interest rates to fall is a moot dream right now. The FED won’t cut rates with inflation raising.

Suggestion
 

While many people find The villages wonderful it is about 100% more expensive per square foot than the other six or 10 Senior communities in the same area.
If golfing is not a major concern, you consider other places, Arlington ridge, Pennbroke Fairways, mission inn.

As an example you can get a 2000 ft home with no bond for $250,000 in Pennbrooke Fairways, yes these communities are much smaller but that's what makes them a better value and much more comfortable for people to find friendship.

I have a home in Orange Blossom Gardens for sale. It is below what you quoted you want to pay. You can contact me at crc19188.

I think one important thing to note from your question is that nearly every village has something in your price point ( though resales in newer villages may not have the bond paid off). Almost every village is built with a mix of housing "series" and price points - meaning you will find Patio Villas (under $300,000) and Designers (over $700,000) in almost every village. Find the area that you want to be in and don't worry about the name of the village.

Location
 

Find the location which is the closest to what you like to do and food shopping.........then look for a house..stay away from highway and squares for noise level

Find a Village that is 1 way in and 1 way out........smaller is better

then worry about the house.........you have time smart to start now and have a realtor
stay on top of what you want and if it comes open, buy it, don't hesitate.....or you will regret it:bigbow:

Home Buying in The Villages
 

Suggest making a visit. The Villages has a program for potential buyers. 3-night stay. Tour of all the Villages. Contact Gail Evans at 352-874-1504. We have bought 2 houses with her help.

I would rent a home between the 6’s that has a golf cart and explore. I would buy something sooner than later because prices will never go down. Financially speaking maybe put your new money into mortgage rather than fund your IRA or 401k any further to get a jump on paying down your new home. Consider a turnkey so you won’t have to rack your brain with designing the interior of your new home right away. A turnkey also gives you a lesser cost to prepare your home for rental if that’s your plan. Good luck in your search down here and sorry the true Sam Darnold showed up last game.

Some manufactured homes are better constructed than others. There have been hurricanes that have passed overhead with no rash of homes destroyed. Being in central Florida means that storms will lose much of their energy when they make landfall, and the risk is much lower than in a coastal location.

I live in Orange Blossom Gardens, which has a mix of manufactured homes, stick-built homes, and a couple of blockhouses. The village has friendly people, but I suspect that is true for most villages. I am not far from the main highway, but the road noise is not a problem. Once in a while, the music from the square can carry over into the village. You have access to a myriad of activities from almost everywhere in the villages. I like the greenery in the northern end and the short walk to Paradise Park.

I have a view of Paradise Lake, but there are other locations with views of golf courses. I like the feeling of being in nature even if the house next door is 15 feet away. I don't care for a backyard view of someone else's backyard. For your price range, you are looking at a manufactured home or maybe a stick-built one. If you have enough space for your needs, a smaller house is not a problem.

The Spanish Springs area has PLENTY of residents in their 60's. Do not base your move on a myth. Choose an area you like and scout the neighborhood. You may find residents much older, a neighborhood full of part timers, a mecca of rental homes, loud barking dogs, etc. There is NO PERFECT village. You will have to explore and find a neighborhood that suits your needs.

Under 300K homes will be small patio homes and Courtyard Villas. Most can be found in the northern area where original owners paid MUCH LESS than homes in the newer areas. In the early 2000s, home prices were in the $70,000 to $350,000 range. With $350,000 being a premiere home. The heirs to these homes have plenty of leeway. Those who want to rid themselves of the property quickly will usually accept a low offer. Again, these homes can be found in the northern areas. The price of homes in the newer area will be much higher.

Before we knew this was the place for us we rented for a month in June which has lower cost rentals.

Explored the area saw what was here and decided it was for us. 5 years and counting and enjoying this place greatly.

Talk to lots of people and learn the true costs of living here to see if you can swing it.