The Villages today
What this means
The Villages prices barely moved in the past year (−0.8%), now 9.2% below the Aug 2022 peak.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| The Villages | vs Sumter County | vs Florida | |
|---|---|---|---|
| Population | 83,498 (Census survey) | ||
| Median home value | $400,100 | 4% higher | 11% higher |
| Median gross rent | $1,397 | 10% higher | 16% lower |
| Median household income | $77,622 | 1% higher | 4% higher |
| Owner occupied homes | 93.3% | +5.7 pts | +25.7 pts |
| Residents 65 and older | 85.2% | +27.5 pts | +63.9 pts |
| Average commute (minutes) | 21 | 27% lower | 24% lower |
| Homes built 2010 or later | 33.4% | -2.8 pts | +19.2 pts |
| Median property tax paid | $3,400 | 13% higher | 25% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in The Villages
Master planned, age restricted retirement community spanning Sumter, Marion and Lake counties.
There is no city hall here: The Villages is a Census designated place, and Sumter County, Marion County sets the rules.
The Census place spans 2 counties: Sumter County, Marion County. Taxes, rules and insurance averages depend on which side of the line a home sits.
Known for: town squares such as Spanish Springs and Lake Sumter Landing; dozens of golf courses; golf cart network and overpasses
Getting around and growth: Expansion has moved south and into Marion County since the 2010s.
Compared with Sumter County as a whole, the population is older (85.2% age 65 or older vs 57.7%); commutes are shorter (21 vs 29 minutes); the Census median rent is $1,397, above the county's $1,269 and more homes are owner occupied (93.3% vs 87.6%).
If you like the numbers here, also look at Lake Worth Beach ($401,200, $1,545), Ormond Beach ($354,800, $1,411), Port St. Joe ($353,100, $1,433).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Sumter County grew 21.6% from 2020 to 2025.
Newer housing (33.4% built since 2010) often comes with HOA and CDD fees that lenders count. CDD fees
Median year built: 2007. Most housing is single family (94.8%). Average household size is 1.73.
Out of state arrivals: 5.8% of residents a year, versus 4.8% countywide.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,105 a year |
Flood, storms and jobs
Flood insurance here follows Sumter County, which holds CRS class 5 (25% discount). For county flood claims, disaster history and jobs, see the Sumter County guide (3.5% of homes there are in high risk zones).
Buying a home in The Villages
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $400,100 |
Homes cost 5.2 times median household income here (Sumter County 5.0, Florida 4.8).
- Conventional: the most common loan in Sumter County.
- FHA: $141,187 of room between the median home and the FHA limit.
- VA: veterans are 16.7% of adults.
Investing in The Villages
Long term rentals
| The Villages | vs Sumter County | |
|---|---|---|
| Renter occupied homes | 6.7% | -5.7 pts |
| Rental vacancy | 31.4% | +14.3 pts |
| Rent as share of renter income | 51% | +12.7 pts |
Short term rentals
Vacation home share is above the county (11.6% vs 10.6%), so nightly demand here is stronger.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 0% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 94.8% |
| Buildings with 5+ units | 3.6% |
| Manufactured homes | 1% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.