[ElDiabloJoe]

I've been looking around (search engine) and not finding that for which I seek. I'm looking for a map of The Villages, specifically the new areas, with a county line / city incorporated areas overlaying it.

Goal: Figuring out which new areas are in which counties/cities for tax exposure purposes.

Thank,

EDJ

[Bill14564]

Originally Posted by ElDiabloJoe

I've been looking around (search engine) and not finding that for which I seek. I'm looking for a map of The Villages, specifically the new areas, with a county line / city incorporated areas overlaying it.

Goal: Figuring out which new areas are in which counties/cities for tax exposure purposes.

Thank,

EDJ

While such a map probably exists, I've never seen it. I've seen some detailed maps from Sumter County GIS department but I haven't spent time investigating all the available layers.

What I've done is use google maps and search for Sumter County or Wildwood Florida. Those will give you a good idea of what land is within the county or the incorporated portion. At that point it has been pretty easy to see which boundaries an area being developed is within. It pretty much looks like anything new in Sumter will be within Wildwood and anything new in Lake will be in Leesburg.

[ElDiabloJoe]

Originally Posted by Bill14564

While such a map probably exists, I've never seen it. I've seen some detailed maps from Sumter County GIS department but I haven't spent time investigating all the available layers.

What I've done is use google maps and search for Sumter County or Wildwood Florida. Those will give you a good idea of what land is within the county or the incorporated portion. At that point it has been pretty easy to see which boundaries an area being developed is within. It pretty much looks like anything new in Sumter will be within Wildwood and anything new in Lake will be in Leesburg.

Thank you, you're 2 for 2 addressing my questions this morning, thank you.

[onfire]

The GIS maps from Sumter or Lake County will show the respective borders and municipal areas but as already said, new areas are all in Sumter / Wildwood except a few lots in Lake / Lady Lake or Leesburg.

So you will be paying county and city taxes.

gismap hosted at ImgBB — ImgBB

[pokeefe45@aol.com]

If you are interested in the 'county' break in the southern section of The Villages (below SR 44)-it's simple to figure out when looking at a TV map. The Villages of Newell, Lake Denham and Dabney (including The Enclave) are all in Lake County. Any other villages south of 44 are in Sumter County. Hope that simplifies things.

[Altavia]

Here's another one in case of interest;

Interactive County Map Tool: Draw, Print, and Share

[Spartan86]

Originally Posted by Altavia

Here's another one in case of interest;

Interactive County Map Tool: Draw, Print, and Share

That’s a nice find. To the OP, go to this site, Florida and zoom in. Turn on satellite view. It is marginally up to date.

[gorillarick]

Very northern part of The Villages is in Marion County.
Just sayin'

[asianthree]

Originally Posted by gorillarick

Very northern part of The Villages is in Marion County.
Just sayin'

OP “specifically looking for the New areas” pretty sure Northern part, in Marion County isn’t in the “New” category

[Normal]

The taxes are high in either county thanks to Wildwood (Sumter County)and Leesburg (Lake County). Although Wildwood is slightly less in cost, it it’s almost negligible. What should be of concern for sure though there are the crazy high bond prices assessed to buyers because the developer avoids major impact fees so they can build, build, build.

Here is a map of the newest areas where lots are available. The vertical straight line is the demarcation between both Sumter and Lake counties. It’s a team effort by both the cities and there respective counties to milk as much as they can in taxes.

The cumulative of taxes and bond etc is a little over 10k annually on a new purchase of a 500,000 dollar home. This of course is higher than states in the top five last year: Connecticut ($8,022), New York ($7,936), Massachusetts ($7,414) and New Hampshire ($7,172).

[Bill14564]

Originally Posted by Normal

The taxes are high in either county thanks to Wildwood (Sumter County)and Leesburg (Lake County). Although Wildwood is slightly less in cost, it it’s almost negligible. What should be of concern for sure though there are the crazy high bond prices assessed to buyers because the developer avoids major impact fees so they can build, build, build.

Here is a map of the newest areas where lots are available. The vertical straight line is the demarcation between both Sumter and Lake counties. It’s a team effort by both the cities and there respective counties to milk as much as they can in taxes.

The bond doesn't replace impact fees. The bond covers the cost of new infrastructure within the development, not the cost of the impact to existing infrastructure around the development.

If there was not a bond then the cost of building the new infrastructure would be added to the price of the homes.

The separate bond is something of a double-edged sword:
- The separate bond lowers the price of the home and the amount of any loan for purchase - advantage homeowner
- The interest on the separate bond is not tax deductible - disadvantage homeowner though not significant for many of us who cannot itemize anyway
- Lowering the advertised price of the home allows the Developer to include more profit in the price - advantage Developer (A home that would not sell for $450K might be attractive at $400K with a $75K bond and nets an extra $25K in profit)
- Keeping the cost out of the price of the home means more can be spent on better infrastructure without fear of losing sales - advantage homeowner
- Less concern about the cost of infrastructure can lead to higher cost, lower quality work - disadvantage homeowner

[Normal]

Originally Posted by Bill14564

The bond doesn't replace impact fees. The bond covers the cost of new infrastructure within the development, not the cost of the impact to existing infrastructure around the development.

If there was not a bond then the cost of building the new infrastructure would be added to the price of the homes.

The separate bond is something of a double-edged sword:
- The separate bond lowers the price of the home and the amount of any loan for purchase - advantage homeowner
- The interest on the separate bond is not tax deductible - disadvantage homeowner though not significant for many of us who cannot itemize anyway
- Lowering the advertised price of the home allows the Developer to include more profit in the price - advantage Developer (A home that would not sell for $450K might be attractive at $400K with a $75K bond and nets an extra $25K in profit)
- Keeping the cost out of the price of the home means more can be spent on better infrastructure without fear of losing sales - advantage homeowner
- Less concern about the cost of infrastructure can lead to higher cost, lower quality work - disadvantage homeowner

So true! We can even include that Sumter county further reimburses the developer for roads (50 million plus last year) and cities like Wildwood are building more infrastructure with higher taxes. A great example would be the sewage treatment plant that is now almost 150 million in costs for construction in Wildwood. An item the Villagers already purchased for their residents with their “bond” that was included (many are still paying for) in the development. Now they are double dipped upon for the Municipality’s need to enhance their own capabilities.

[ElDiabloJoe]

Normal, thank you for that easy to discern demarcation line. Bill14564, your explanation of the Bond and its pros/cons is very clear. It is how I already understood it. In CA they have a similar thing to a bond in new areas called a Mello-Roos. It's added onto your property tax for 30 years as well. Does the same thing, pays for the underlying infrastructure. The only thing I would add is that having a bond/lower purchase price is the same as having a higher purchase price except the new buyer can "defer" part of the purchase price out over 30 years on what is essentially a guaranteed pre-approved loan that doesn't factor into their ability to qualify for the purchase loan.

[Bill14564]

Originally Posted by Normal

So true! We can even include that Sumter county further reimburses the developer for roads (50 million plus last year) and cities like Wildwood are building more infrastructure with higher taxes. A great example would be the sewage treatment plant that is now almost 150 million in costs for construction in Wildwood. An item the Villagers already purchased for their residents with their “bond” that was included (many are still paying for) in the development. Now they are double dipped upon for the Municipality’s need to enhance their own capabilities.

I'm not sure the cost of any wastewater plant was included in the bonds levied on individual properties. I can't imagine how the cost would be apportioned between existing homes, planned homes, and future expansion on property that had not even been purchased yet. The bond should cover the infrastructure necessary for your surrounding area (usually a CDD) and not the central utilities that will service a much larger area.

The WUDD may have issued bonds to purchase a wastewater plant. If so, then those would be paid through water and sewer rates, not a bond attached to a home.

Double dipping typically refers to charging twice for the same thing. If they are increasing taxes to pay for a new wastewater treatment plant then that certainly cannot be the same thing as the fees you are paying to utilize the existing treatment plant. You may be paying for both an old plant and a new one but you aren't being taxed (or charged fees or made to pay a bond) twice for the same thing.

Sure, you might be unhappy that as a resident of the city you are being taxed to pay for something you might never use but that is not unusual. As a resident of Sumter county I am taxed for a school system I will never use, for county fire services I will never use, and any number of other services that Sumter county provides that I may never use. That's part of being a resident of the County. Unfortunately for many, the City of Wildwood got into the game with their own set of taxes.

[Justputt]

Originally Posted by Normal

The cumulative of taxes and bond etc is a little over 10k annually on a new purchase of a 500,000 dollar home. This of course is higher than states in the top five last year: Connecticut ($8,022), New York ($7,936), Massachusetts ($7,414) and New Hampshire ($7,172).

I don't know comparing our bond AND taxes is a fair comparison to other States taxes alone. Without the bond, our taxes here are less than our comparably valued home in NY.