[KCornman]

World’s Largest Retirement Community Set to Borrow $180 Million

(Bloomberg) -- The Villages, a 57,000-acre Florida retirement community, is looking to issue almost $180 million in high-yield debt to finance more homes.

Much more about it at link

[CoachKandSportsguy]

Built for residents at least 55 years old, the Villages has about 170,000 people, making it the largest community of retirees in the world. . . .
Located about an hour's drive north of Orlando, the Villages is seeking to grow its population to over 260,000 retirees with more than 130,000 homes over the next two decades. So far, it's sold about 83,400 residential units for its age-restricted population.

not sure the maf is maffing

Current stats:
170,000 retirees
83,400 existing homes
2.0+ retirees per home. .

Goal:
260,000 retirees
130,000 additional homes
213,400 total homes
1.2 retirees per home. . .

The added portion maf work out
Adding 260,000 retires
adding 130,000 total homes
is about 2.0 retirees per home. .

The seeking to grow the population to over 260,000 doesn't make sense.
The seeking to grow the current population by 260,000 does make sense.

not surprising given

from college professor on Twitter, link following copy of tweet
I made an unsettling discovery in my undergraduate class on financial planning last week. While explaining mortgages, I asked my 38 students this question: if you buy a $400,000 house and pay 20% in cash towards the purchase, what will be the amount that you finance?

Not a single student could tell me the answer. Despite the fact that they are all juniors and seniors majoring in business.

I added more questions: what is 30 percent of 80? 60 percent of 90? They didn’t know. The closest they got was when one student said, in response to my query of “40% of 70”, that “I know it’s 4 times 7 but I don’t remember what that is.” Another student helpfully added, “28.”

They explained to me why they couldn’t answer these math questions: they were never taught multiplication tables, percentages or fractions during their K-12 schooling. Instead, they were taught how to use a calculator. Without one, they are not able to do basic arithmetic.

I later asked the dean about this, and he lamented that this isn’t a thing just for our university’s students; it’s a thing for their entire generation, nationwide.

When I was in K-12, the fierce debate among parents and educators was whether to allow calculators in class. The calculators won.

Today, the debate is about AI. And like before, the tech will win. But will that truly be a victory?

Rowan University #college #math #loans #CFP #financialplanning



Ric Edelman on X: "I made an unsettling discovery in my undergraduate class on financial planning last week. While explaining mortgages, I asked my 38 students this question: if you buy a $400,000 house and pay 20% in cash towards the purchase, what will be the amount that you finance?

Not a singl… / X

[village dreamer]

wow ,could this be the beginning of the end for the villages ??? if they have to borrow a Mear 180 mil. to build. the family is worth 1 billon.

[LuvtheVillages]

Originally Posted by KCornman

World’s Largest Retirement Community Set to Borrow $180 Million

(Bloomberg) -- The Villages, a 57,000-acre Florida retirement community, is looking to issue almost $180 million in high-yield debt to finance more homes.

Much more about it at link

You must be new here.

The Villages has always issued bonds to pay for the construction of the infrastructure of each new Community Development District. After the homes are sold, this is the basis of the Bond that is attached to every home and that you pay on your property tax bill every year.

The maintenance of the infrastructure is also charged to you annually on your property tax bill.

The Villages also issues bonds for the construction of the amenities. The Developer manages the amenities until the CDD is complete, then sells them to the CDD authority. Part of your amenity fee goes to pay the construction cost via the bond.

There is a class periodically that explains how The Villages is run. I highly recommend it.

[Smalley]

How do I find out about the class that explains how TV is run?

[golfing eagles]

Originally Posted by village dreamer

wow ,could this be the beginning of the end for the villages ??? if they have to borrow a Mear 180 mil. to build. the family is worth 1 billon.

So what? If you wanted to open a restaurant would you fund it personally or go to the bank?

[twoplanekid]

Originally Posted by Smalley

How do I find out about the class that explains how TV is run?

Live and learn - my take on how TV is run

From the Oct 7th, 2026 Village Center Community Development District
minutes -> as found on www.districtgov.org

Kevin Stone, District Counsel, advised that Agenda Items 4.A. and 4.B. could create a conflict of interest for Supervisors employed by The Villages Landowner; however, a Board Supervisor can vote if the conflict is disclosed. Per the Florida Commission on Ethics, a Board Supervisor who has been elected via a Landowner Election on a one-vote per acre basis can complete a Form 8 annually. Mr. Stone stated for the record that Chair Flores, Vice Chair Evans and Supervisor Willis all work for the Landowner and have filed the annual Form 8 with the District Clerk.

Form 8 (get out of jail card-free ) is found here ->
http://www.ethics.state.fl.us/Docume.../Form%208B.PDF

While I am no longer on the NSCUDD board, I remember being told while on the board that a member of the NSCUDD board would be allowed to vote on the purchase of CSU from the developer even though he was a relative of the developer. It's a loophole that I am not comfortable believing truly resolves an apparent conflict of interest.

[Bill14564]

Originally Posted by Smalley

How do I find out about the class that explains how TV is run?

Four ways:

1. For almost anything you can call Customer Service and ask. I’m sure they can give you information about the class.

2. A great way to find out about the Villages operations is to go to districtgov.org and run a search. In this case you would search for resident academy and you would find this page.

3. There is a shorter CDD Orientation that you can find at districtgov.org->Services->Resident Services.

4. Ask here on ToTV and someone will reply

[dewilson58]

Originally Posted by village dreamer

wow ,could this be the beginning of the end for the villages ??? if they have to borrow a Mear 180 mil. to build. the family is worth 1 billon.

Smart people leverage debt.

[BrianL99]

Originally Posted by KCornman

World’s Largest Retirement Community Set to Borrow $180 Million

(Bloomberg) -- The Villages, a 57,000-acre Florida retirement community, is looking to issue almost $180 million in high-yield debt to finance more homes.

"The proceeds of the upcoming bond offering will be used to finance the construction of 3,860 new residential units and add amenities like 27 holes of Championship golf and recreation centers, according to a presentation for investors. The deal, which is unrated, is expected to price Oct. 20."

Much more about it at link

As Sportsguy said, the math isn't mathin'.

First off, $118,000,000 builds the infrastructure for less than 2500 homes ($50,000 Bond/Home).

Secondly, infrastructure bonds are not used to build Championship Courses or Recreational Centers. The District PURCHASES the Recreational facilities from the Developer. Many will recall, the famous IRS case, regarding the bonds use to buy the Amenities.

$111M in Bonds is a drop in the bucket in The Villages.

According to Sumter Landing CDD’s FY2025 audited financial statements, approximately $1.074 billion in principal and future interest remained to be paid on its recreational revenue bonds as of September 30, 2025—$599.0 million of principal and $475.1 million of future interest.” (This has nothing to do with the Bonds for infrastructure that residents pay ... that's separate.)

That's ONE CDD. Anyone care to guess what the total outstanding Bond Liability is for all the CDD's combined?

Anyone want to guess, how much of your Monthly Amenity fee is used just to pay interest? The number is staggering.

[golfing eagles]

Originally Posted by BrianL99

As Sportsguy said, the math isn't mathin'.

First off, $118,000,000 builds the infrastructure for less than 2500 homes ($50,000 Bond/Home).

Secondly, infrastructure bonds are not used to build Championship Courses or Recreational Centers. The District PURCHASES the Recreational facilities from the Developer. Many will recall, the famous IRS case, regarding the bonds use to buy the Amenities.

$111M in Bonds is a drop in the bucket in The Villages.

According to Sumter Landing CDD’s FY2025 audited financial statements, approximately $1.074 billion in principal and future interest remained to be paid on its recreational revenue bonds as of September 30, 2025—$599.0 million of principal and $475.1 million of future interest.” (This has nothing to do with the Bonds for infrastructure that residents pay ... that's separate.)

That's ONE CDD. Anyone care to guess what the total outstanding Bond Liability is for all the CDD's combined?

Anyone want to guess, how much of your Monthly Amenity fee is used just to pay interest? The number is staggering.

Staggering??? All we get for $200/month so how large is the “staggering” portion that goes to servicing the debt?

[Bill14564]

That article is so lacking in detail that what this bond will cover is anyone's guess.

Is it the Developer who took out the bond that my CDD is paying through the money it collects from me? Or, did my CDD take out the bond in order to reimburse the Developer? If it's the latter then perhaps the bond in this article has nothing at all to do with the infrastructure bonds. Heck, the article actually states:

The proceeds of the upcoming bond offering will be used to finance the construction of 3,860 new residential units and add amenities like 27 holes of Championship golf and recreation centers, according to a presentation for investors.

Is there some reason not to believe that?

260,000 retirees in 130,000 homes makes sense if you make the reasonable assumption that there will be two retirees per home. If that is the final goal then approximately 48,000 homes would need to be added over the next two decades which would work out to 2,400 per year. Sumter County has added an average of 3,700 homes per year over the last six years with the best year having added 4,181 homes - the numbers could work.

[Stu from NYC]

Originally Posted by CoachKandSportsguy

not sure the maf is maffing

Current stats:
170,000 retirees
83,400 existing homes
2.0+ retirees per home. .

Goal:
260,000 retirees
130,000 additional homes
213,400 total homes
1.2 retirees per home. . .

The added portion maf work out
Adding 260,000 retires
adding 130,000 total homes
is about 2.0 retirees per home. .

The seeking to grow the population to over 260,000 doesn't make sense.
The seeking to grow the current population by 260,000 does make sense.

not surprising given

from college professor on Twitter, link following copy of tweet
I made an unsettling discovery in my undergraduate class on financial planning last week. While explaining mortgages, I asked my 38 students this question: if you buy a $400,000 house and pay 20% in cash towards the purchase, what will be the amount that you finance?

Not a single student could tell me the answer. Despite the fact that they are all juniors and seniors majoring in business.

I added more questions: what is 30 percent of 80? 60 percent of 90? They didn’t know. The closest they got was when one student said, in response to my query of “40% of 70”, that “I know it’s 4 times 7 but I don’t remember what that is.” Another student helpfully added, “28.”

They explained to me why they couldn’t answer these math questions: they were never taught multiplication tables, percentages or fractions during their K-12 schooling. Instead, they were taught how to use a calculator. Without one, they are not able to do basic arithmetic.

I later asked the dean about this, and he lamented that this isn’t a thing just for our university’s students; it’s a thing for their entire generation, nationwide.

When I was in K-12, the fierce debate among parents and educators was whether to allow calculators in class. The calculators won.

Today, the debate is about AI. And like before, the tech will win. But will that truly be a victory?

Rowan University #college #math #loans #CFP #financialplanning



Ric Edelman on X: "I made an unsettling discovery in my undergraduate class on financial planning last week. While explaining mortgages, I asked my 38 students this question: if you buy a $400,000 house and pay 20% in cash towards the purchase, what will be the amount that you finance?

Not a singl… / X

We are doomed.

[tophcfa]

Originally Posted by twoplanekid

Live and learn - my take on how TV is run

From the Oct 7th, 2026 Village Center Community Development District
minutes -> as found on www.districtgov.org

Kevin Stone, District Counsel, advised that Agenda Items 4.A. and 4.B. could create a conflict of interest for Supervisors employed by The Villages Landowner; however, a Board Supervisor can vote if the conflict is disclosed. Per the Florida Commission on Ethics, a Board Supervisor who has been elected via a Landowner Election on a one-vote per acre basis can complete a Form 8 annually. Mr. Stone stated for the record that Chair Flores, Vice Chair Evans and Supervisor Willis all work for the Landowner and have filed the annual Form 8 with the District Clerk.

Form 8 (get out of jail card-free ) is found here ->
http://www.ethics.state.fl.us/Docume.../Form%208B.PDF

While I am no longer on the NSCUDD board, I remember being told while on the board that a member of the NSCUDD board would be allowed to vote on the purchase of CSU from the developer even though he was a relative of the developer. It's a loophole that I am not comfortable believing truly resolves an apparent conflict of interest.

The man behind the curtain runs the entire show. The alphabet soup of various boards and districts is just a smokescreen that clouds transparency and creates an illusion of independent and objective governance. PAY NO ATTENTION TO THE MAN BEHIND THE CURTAIN!

[Teed_Off]

Originally Posted by village dreamer

wow ,could this be the beginning of the end for the villages ??? if they have to borrow a Mear 180 mil. to build. the family is worth 1 billon.

How did you come to this conclusion?