Living in The Villages, Florida: The 2026 Data Guide
As of 2026-09-27, the median home sold in The Villages, Florida over the last 12 months went for $410,000 (128 closings across 40 communities in Momentum’s MLS record), about $237 per square foot for a median 1,851-sq-ft home built around 2016. Homes currently listed have been on the market a median of 36 days, and with 123 active listings against that sales pace the city is carrying roughly 11.5 months of supply. Sellers have been getting about 94% of their original asking price. That is right in line with the median across Momentum’s Florida and Georgia coverage.
The Villages right now — September 2026
Live pages for your move: 328 homes for sale in The Villages · Luxury homes · Homes by ZIP (4 ZIPs) · New listings this week · Price reductions · What your budget buys in Lake County · Cost of living · Best neighborhoods · Property tax · Lake County homes for sale.
MLS closed sales and live inventory, Momentum Research; refreshed nightly. Updated September 27, 2026.
What your budget buys in The Villages
Three price points from 69 recent The Villages closings in our record, each showing what actually closed within 10% of that price:
- Around $410,000: the typical sale in this band was a 3-bed, 2-bath home of about 1,716 sq ft, built around 2015 (15 sales).
- Around $510,000: the typical sale in this band was a 3-bed, 2-bath home of about 1,927 sq ft, built around 2013 (13 sales).
The real monthly cost of owning in The Villages
Take the median $410,000 home with 20% down at today’s 7.03% 30-year rate: principal and interest run about $2,189/month. Lake County’s typical total millage is 16.65 mills, so after the $50,000 homestead exemption the property tax is roughly $5,993/year ($499/month) for a new owner — the seller’s capped bill on the listing will be lower and is not your number. Citizens Property Insurance’s average premium in Lake County is about $1,756/year; private-market quotes vary with roof age and wind mitigation. 13% of current The Villages listings carry an HOA, with a median of $203/month where one applies. All in, budget on the order of $2,835/month to own the median The Villages home.
For the full worksheet — taxes by scenario, the homestead exemption, and how the Save Our Homes cap works after year one — see the Lake County property tax guide and our home insurance by county map.
Where people are buying: The Villages’s most active communities
The communities with the most closings in the last 12 months, with each one’s median sale and how long its current listings have been on the market. Every name links to that community’s own guide with live listings.
| Community | Sales (12 mo) | Median | Days listed |
|---|---|---|---|
| The Villages (Sumter County) | 115 | $410,000 | 36 |
| The Villages Lady Lake | 12 | $320,500 | 81 |
The Villages by ZIP code
Sales and medians by ZIP over the same 12 months: 32163 (28 sales, median $474,000), 34762 (20 sales, median $347,500), 32159 (15 sales, median $262,000).
What’s for sale: property types, new construction, and age of homes
Of the last 12 months of sales, 64% were single-family homes, 26% townhomes or villas, and 1% condos. The housing stock skews newer: 64% of homes sold were built in 2015 or later and 3% before 1980.
Getting around from The Villages
Measured from the center of The Villages’s recent sales: Ocala is about 26 miles; Downtown Orlando is about 41 miles; Orlando International Airport (MCO) is about 48 miles; Lakeland is about 56 miles. Distances are straight-line; drive times depend on the corridor and time of day.
Schools, taxes, and insurance: where to verify
School assignments change; check the Lake County school grades page for the district’s current grades, and confirm zoning for a specific address directly with the district. Property tax figures on this page use Lake County’s typical millage of 16.65; municipal and special-district millage varies inside the county. Insurance uses Citizens’ Lake County average of $1,756/year; a wind-mitigation inspection and roof age can move a private quote a long way in either direction.
The Villages: the case for and against
What works in The Villages’s favor
- homes move quickly (median 36 days listed), so well-priced homes get competition
- about 11.5 months of supply gives buyers room to negotiate
- insurance is comparatively manageable here (Citizens average $1,756/year)
- most listings (87%) have no HOA
- no state income tax, and Florida’s Save Our Homes cap limits assessment growth once you homestead
What to plan for
- property taxes reset to your purchase price, so never budget off the seller’s bill
Your The Villages relocation toolkit
- Homes for sale in The Villages right now
- Cost of living in The Villages
- Best neighborhoods in The Villages
- Find an agent in The Villages
- The Villages ZIP codes with prices
- Search every The Villages community
Common questions about moving to The Villages
How much does a house cost in The Villages, FL?
What does it cost per month to own a home in The Villages?
What are property taxes like in The Villages?
Is The Villages a buyer's or seller's market right now?
Is there a lot of new construction in The Villages?
Does Florida have a state income tax?
Sales figures are Momentum Realty’s MLS record of closings in The Villages communities over the trailing 12 months (community snapshots as of their last refresh; price-band examples from the most recent closings on file); tax and insurance figures are Lake County data. Estimates, not guarantees; verify before relying on them. General relocation guidance, not financial advice. Equal Housing Opportunity.