[condo lady]

Can anyone tell me ..whats going to happen after the building has stopped, and new homes are all sold...what will bring the new people to the Villages ? Who will pay for the ads and the promo's to get the next group to the villages ? By then I would think that the Villages sales and management, might be moving on. For the community to be thriving it will need a new flow of investors and resales. Just a thought..but buildout is projected at five years..so whats going to happen then ? Does anyone know if there is a plan in place for the years after the new homes are finished. Thank you for any answers to the above. condo lady

[Barefoot]

Originally Posted by condo lady

Can anyone tell me ..whats going to happen after the building has stopped, and new homes are all sold...what will bring the new people to the Villages ? Who will pay for the ads and the promo's to get the next group to the villages ? By then I would think that the Villages sales and management, might be moving on. For the community to be thriving it will need a new flow of investors and resales. Just a thought..but buildout is projected at five years..so whats going to happen then ? Does anyone know if there is a plan in place for the years after the new homes are finished. Thank you for any answers to the above. condo lady

There is currently a huge resale market within The Villages with two real estate systems, VLS and MLS. Villages Listing System homes can be viewed on The Villages Website. Once all the new homes are sold, I'm sure that this resale business will continue to thrive.

Since the businesses in the Town Squares are not owned by The Villages, and are open to the public, I'd think there would continue to be huge crowds using the restaurants, entertainment and shopping in the stores. These are not only people living in TV, but also people from adjacent retirement communities; plus residents of Wildwood, Belleville, Leesberg, etc.

[Dirigo]

Originally Posted by condo lady

Can anyone tell me ..whats going to happen after the building has stopped, and new homes are all sold...what will bring the new people to the Villages ? Who will pay for the ads and the promo's to get the next group to the villages ? By then I would think that the Villages sales and management, might be moving on. For the community to be thriving it will need a new flow of investors and resales. Just a thought..but buildout is projected at five years..so whats going to happen then ? Does anyone know if there is a plan in place for the years after the new homes are finished. Thank you for any answers to the above. condo lady

I have heard that the average Villager buys three homes during their years living in TV. After the initial buy, they move once to resize, and lastly to relocate within TV. People leave TV for health and family issues, and because TV wasn't a such good fit for them. I would anticipate a downsizing of TV sales force, but not an elimination of TV sales force.

The bigger issue, IMO, is that after TV is built out, will the areas adjacent to TV then be developed due to the proximity to TV and will there be a flood of non-Villagers into the downtowns, shops, and restaurants? We already see a housing development banner on this site promoting itself with the phrase "Live The Villages lifestyle right next door".

TV is busy with 75K population. With another downtown and another 25K people is will be busier, but, I think, that busi-ness will be spread out and not feel over-crowded. If you then add another 25K-50K next door to the mix, then TV may become clogged with people and quality of life may be diminished.

Dirigo

[condo lady]

Thanks for the advice..I'am planning a move to the Villages and want to head off any problems with resale after the buildout...so far I've visited twice and love it ! condo lady

[Indy-Guy]

Last year Mark Morse President and developer of The Villages gave his annual report to the Home Owners Association. In this report he stated that of the people who have purchased here in the last year the highest percentage of them found The Villages when they visited a current resident. He was asked why do they continue to spend so much money on national TV and his response was he asks his father that often but his dad wants to continue to do the major advertising. Mark Morse said that the current residents are doing a great job bringing in prospects on a daily basis.

Just think when there are 50,000 homes and each house will have at least 10 or more visitors a year. Yes we are doing our job of promoting The Villages because we are very proud of where we live.

Five years ago when I purchased here very few people back in Indy knew where The Villages is now when I go back they ask me if I know so and so who has purchsed in The Villages.

It would be interesting to know how many guest pass's are gotten in January, February, March and April. If anyone has any idea I am sure that we all would like to know.

[billethkid]

around the US that have managed to build out and life goes on.
There is a scenario that says TV will never ever really get built out as they will keep buying land and developing. That is what they have been doing for the last 15 years.

If you had a money machine why would you shut it down?

There is a development North of Houston, TX called The Woodlands...very similar in development to TV. They have been at it at least as long as TV....and they just keep buying up more of the undeveloped TX landscape and keep on rolling. I think that is what TV will do....current or some future developer.

My 2 cent opinion.

BTK

[captain1202]

The question I have is this:

Will the generations behind us which are demonstrably smaller to start with, embrace the same "retirement" lifestyle our generation has? With defined pensions and the gold watch a thing of the past and the different life view of Gen X and later, I wonder how this will bode for the resale market?

[Laker14]

Very interesting question, and one I ask myself often, as a Wannabee who is unlikely to be in a position to retire in less than 7 years.

On top of your question about how "buildout" will affect the market and the lifestyle, is the larger question of how deep and how long the current depression (there, I've said it) will run.

Many folks my age and older are looking at what's left of their nest eggs, and the value of the home they might need to sell to buy into TV, and really wondering if it is all going to come back together by the time we retire.

I'll be watching from a distance. I am interested to see if the current forecast for buildout really proves accurate in light of the national and global economy.

[SteveFromNY]

TV is a unique place for the moment at least. All of the 55 + communities I've seen lacked the scale of TV. The town squares with entertainment and stores, the emphasis on golf cart access, the many activities and clubs, the multiple rec centers & pools, the proximity of stores within TV, the well manicured common areas, the many "wild life" areas, the amazing amount of golf available, etc, etc, all of that will keep TV at the top of the heap when it comes to retirement lifestyle living at its finest. All of that to say that when the next generation of retirees come along there may be a glut in the 55 + homes available, but the characteristics of TV will keep it on the most desired list. Other, less unique communities will feel the glut more.
Of course, if the Morse family moves on, and develops something like this some place else, or someone else copies this , or someone even develops something better, TV's spot at the top could falter.
So I believe that 5 years out (or even 10) TV will still be an in-demand retirement community with the future generations still coming here for more.

[l2ridehd]

The piece of information that is missing from this puzzle is the amount of income generated to the developer from home sales vs other. When they first started in this business it was 100% from building the first home and 0% other. As they grew they started selling resale homes, building commercial space, renting out business locations, and running a multiple set of businesses. Today those numbers may be 70% development and 30% other. (just a guess) As they come closer to the end the % will shift right up until the last new home is sold. Will that last year be 20% development 80% other? If it's even 50% I would think that would be a very difficult business to work away from. Even if sold, that business is 95% dependant on the Villages remaining a viable community to support it. So how much of the commercial real estate do they still own and rent? Town squares, along 466 and soon to be 466a retail space? Country clubs, championship golf courses, restaurants, and many other service related businesses. If that was known, you would be better able to project how long it is in their best interest to keep everything running like it is today.

[katezbox]

... and to add one point...

The Villages has an amazing range of price points. The Cottages and Patio Villas are lovely and at a very fair price. For those who want a larger home, there is a great selection from ranches, designers and premieres. The CYVs are unique and great for a pet owner. Some of the later Boomers may have to scale back on their retirement dream - but TV still has great options.

k

[jeffy]

My thoughts are that when the building is done in TV that our home prices will rise considerably. The reason is that I believe most people find TV by way of current residents. Both my parents and my in-laws are moving to TV this month. My brother will not be far behind. When there are no longer any new homes (supply) , the only way to buy in TV will be a preowned. This may be a double edge sword though as our real estate taxes increase as home values do.

There are not many places like TV. I am young at 54. I believe that most of my generation will greatly seek out ACTIVE retirement areas. Who has more activities than TV? It is also a lot cheaper to live here in Florida than in Maryland where I was from. Home prices are MUCH cheaper, no state income tax, and no snow.

jeffy

[GrayGoose]

Originally Posted by l2ridehd

The piece of information that is missing from this puzzle is the amount of income generated to the developer from home sales vs other. When they first started in this business it was 100% from building the first home and 0% other. As they grew they started selling resale homes, building commercial space, renting out business locations, and running a multiple set of businesses. Today those numbers may be 70% development and 30% other. (just a guess) As they come closer to the end the % will shift right up until the last new home is sold. Will that last year be 20% development 80% other? If it's even 50% I would think that would be a very difficult business to work away from. Even if sold, that business is 95% dependant on the Villages remaining a viable community to support it. So how much of the commercial real estate do they still own and rent? Town squares, along 466 and soon to be 466a retail space? Country clubs, championship golf courses, restaurants, and many other service related businesses. If that was known, you would be better able to project how long it is in their best interest to keep everything running like it is today.

YEP.. THEY A PIECE OF THE ACTION ON EVRY DOLLAR SPENT ON VILLAGES COMMERCIAL PROPERTY.... THEY WILL NOT LET GO OF THE OLD CASH COW...mooooooooooooooo THE ONLY THING THAT MIGHT SCREW THE POOCH IS THE DISTRICTS MANAGED BY RESIDENTS.... WILL HAVE TO SEE