Retiring in The Villages · Florida · 55+ lifestyle
Retiring in The Villages, in plain English.
Lili Whittington, a broker associate with Soundings LLC, helps retirees, buyers, sellers, and investors in The Villages, Florida, and the surrounding Marion, Sumter, and Lake county communities. A real estate professional since 2003 with more than 450 homes sold, she works in English and Spanish with local, national, and international clients. This guide answers the questions investors ask about the 55+ community: golf cart culture, town squares, clubs and recreation, an amenities fee of about $204 a month, and the seasonal and annual rental market underneath it all.
No hype. No invented numbers. Just how life and the market work here.
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Listing presentation · Lili Whittington, Broker Associate · Soundings LLC
The short answer
What is it like to retire in The Villages?
It is a 55+ community with a steady stream of new retirees, a lively lifestyle of golf cart culture, town squares, and clubs, and a real rental market underneath it all. There is no traditional HOA and the amenities fee runs about $204 a month, and for many people the path starts with renting before buying. Lili Whittington has been guiding moves like yours since 2003, with more than 450 homes sold.
Lili Whittington, a broker associate with Soundings LLC, guides retirees, buyers, sellers, and investors across The Villages and the surrounding Marion, Sumter, and Lake county communities. The Villages is a 55+ community under the federal Housing for Older Persons Act, and its draw is the lifestyle: retirees arrive continuously, often renting a furnished home for the winter before they buy, golf carts are the way of life, the town squares host nightly entertainment, and recreation centers, pools, and clubs fill the calendar.
The community runs on a simple fee structure: no traditional HOA, no HOA dues, and a monthly amenities fee of about $204 that keeps the recreation centers, pools, and common areas going. For the same reason the lifestyle keeps pulling people in, the rental market stays active: snowbirds and future residents rent before they buy, and owners rent out their homes when they are away.
That is why this guide exists. Most of the questions investors ask are the same ones future residents ask, because retirees and investors are often the same person. Lili Whittington, broker associate with Soundings LLC, has worked The Villages and the Marion, Sumter, and Lake county communities since 2003, speaks English and Spanish, and has sold more than 450 homes.
Rent first, then decide
Future residents often rent a furnished home for a season to try the lifestyle before buying, and the same seasonal and annual models work for investors.
How the rental model worksA 55+ community in motion
The Villages keeps drawing new retirees year after year, which keeps the lifestyle growing and the rental market active.
Why the demand is realOwners who rent with confidence
Owners have rented out their homes here for years, so the seasonal and annual models, the vendors, and the village rules are familiar ground for local professionals.
Read the FAQThe guide at a glance
Six questions, answered in plain language
Each topic links to a longer chapter. Start with the one that sounds most like your situation, whether you are retiring here or investing from across the country.
The rental model
Seasonal stays, annual leases, and owners who manage from anywhere
Seasonal rentals put furnished homes in front of snowbirds and future residents for the winter months. Annual leases keep a home tenanted for a full year. Each needs different preparation, and out-of-state owners lean on a trusted local team.
No traditional HOA
$204
per month, about, for the community amenities fee
Property taxes, insurance, and maintenance are real carrying costs on top of the fee. See the full breakdown on the costs page.
Costs of ownershipCosts of ownership
What it really costs to own here
Ownership in The Villages does not come with a traditional HOA. Instead there is a monthly amenities fee of about $204, and the carrying costs any Florida owner expects still apply.
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Property taxes
Set by the county, and reassessed over time. Rental homes do not qualify for a homestead exemption.
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Insurance
Florida property insurance is a significant line item. Shop it carefully with a local agent.
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Maintenance and turnover
Appliances, lawn care, pest control, and cleaning between guests add up on a rental.
Market snapshot
The Villages market at a glance
Real numbers from the November 2, 2026 market report for The Villages. These are the current figures buyers, sellers, and investors are working with, straight from the market with nothing invented.
$360,000
Median sale price
down 3.6% year over year
$237
Median price per square foot
42 days
Typical time under contract
94.7%
Of asking price captured by sellers
478
Homes for sale
1,831
Sales in the last 12 months
Real questions from future residents
The questions everyone asks about retiring in The Villages
Short, verified answers to the questions people ask before making the move. Go deeper on any of them in the guide chapters.
How much does it cost to live in The Villages?
There is no traditional HOA and no HOA dues. Residents pay a monthly amenities fee of about $204 that supports recreation centers, pools, clubs, and common areas, and property taxes, insurance, and utilities add on top. The total depends on the home, the county, and the year.
Check the costs pageWhat is the 55+ rule?
The Villages operates as a 55+ community under the federal Housing for Older Persons Act. At least one permanent resident in each home must be 55 or older, and other occupants are generally 19 or older. The rule applies to renters as well as owners.
In the FAQWhich village is best for retirees?
There is no single best village, because the community keeps growing southward. Newer areas such as the Village of Fenney and the newer town squares like Brownwood and Eastport offer brand-new homes and fresh recreation, while the established villages sit close to the original town squares. Match the village to how you want to live.
Property types primerWhat do I do with my home up north?
You can sell before you move, or keep it and rent it out. The right answer depends on your finances, whether you plan to return, and how both states treat the property, so talk it through with a real estate professional and a CPA before you decide.
Buying from out of stateDo I need a car, or is a golf cart enough?
The community is designed around golf carts: cart paths connect the town squares, recreation centers, grocery stores, pharmacies, and medical offices, and many residents run most daily errands by cart. Most still keep a car for trips outside the community.
Is there good healthcare nearby?
Yes. The Villages has a full hospital inside the community at UF Health The Villages Hospital, and the area around it includes emergency and specialty care. For many residents, healthcare is close enough to reach by golf cart.
Can I rent first to try the lifestyle before buying?
Yes, and many people do. A seasonal rental puts a furnished home in front of you for a few winter months, and an annual lease gives you a full year, so you can live the lifestyle before you commit to a purchase.
How rentals workWhat if I don't play golf?
Golf is a big part of life here, but it is far from the only part. The town squares host nightly entertainment, and recreation centers, pools, pickleball and tennis courts, fitness classes, and clubs keep the social calendar full.
The lifestyle engineThese answers are general and verified, not estimates. Your specific situation deserves a conversation with someone local, and that conversation is free.
Your local guide
Written by Lili Whittington, broker associate with Soundings LLC
Real estate since 2003 and more than 450 homes sold, Lili helps retirees, buyers, and investors across The Villages and the Marion, Sumter, and Lake county communities around it.
Bilingual in English and Spanish, Lili works with local, national, and international clients, from retirees moving into their next chapter to investors buying from across the country. Her specialties include retirement relocation and senior living.
Direct contact · Lili Whittington · Broker Associate
352-715-3514 lilianewhittington@gmail.com
Soundings LLC
2477 Great Birch Ter, The Villages, FL 32162
Serving The Villages, Marion, Sumter, and Lake counties.
Investor FAQ
Three questions people ask, answered
The full FAQ page goes deeper. These three set the table.
Q1
Can you rent out your home in The Villages?
Yes. Seasonal and annual rentals are both established here. Each village's deed restrictions set the minimum lease terms allowed, so part of due diligence is checking the rules for the home you buy.
Q2
Is there an HOA?
No traditional HOA. Residents pay an amenities fee of about $204 a month that supports the community's recreation centers, pools, and common areas.
Q3
What should out-of-state owners know?
Managing a home from a distance means planning for turnover between guests, maintenance, and communication. A local team on the ground makes the difference.
Have a question about retiring or investing here?
Book a call with Lili and get straight answers in English or Spanish, whether you are down the street or across an ocean.