This is the complete buyer's guide to The Villages and Central Florida: a self-assessment questionnaire plus a step-by-step action plan for everything to do before you make an offer, from getting pre-approved to understanding the amenities fee. It is written by Lili Whittington, MBA, your Bilingual Villages Realtor and a licensed Broker Associate in Florida (BK3090328) with 20+ years of experience and 450+ homes sold. Call or text 954-235-4766 for personalized help with your move.
If you are thinking about buying a home in The Villages or anywhere in Central Florida, you are about to make one of the most exciting decisions of your life. Whether you are retiring, relocating, or investing in a second home, the process of finding the right property in this extraordinary community can be joyful and rewarding when you approach it with the right preparation.
Over the past 20 years, I have guided more than 450 buyers and sellers through the Central Florida real estate market. I have worked with first-time retirees moving from the Northeast, military families relocating to the area, luxury buyers searching for golf course estates, and everyone in between. One thing I have learned is that the buyers who feel most confident and satisfied with their purchase are the ones who did their homework before they ever stepped foot inside a home.
That is why I created this guide. It combines a home buying checklist in the form of a detailed self-assessment questionnaire with a clear step-by-step action plan for what to do before making an offer. Think of it as your personal roadmap for how to buy a home in Florida with clarity, confidence, and zero regret.
Let us get started.
Part One: The Buyer's Questionnaire
Before you start scrolling listings or scheduling showings, take some time to answer these questions honestly. This questionnaire is designed to help you clarify what you really want, what you truly need, and where you are willing to compromise. Grab a notebook, a cup of coffee, and work through each section at your own pace.
A. Lifestyle and Timing
1. Are you moving within the next 6 months, 6-12 months, or just exploring for now?
Your timeline drives everything. If you need to move within six months, you need to be decisive and pre-approved. If you are exploring for a year or more out, you have the luxury of time to visit multiple times, see different villages, and understand the market before you commit.
2. Will this be your primary residence, a seasonal or snowbird home, or an investment or second property?
A full-time home calls for different priorities than a seasonal retreat. Snowbirds often want lock-and-leave convenience with low maintenance. Full-time residents may prioritize larger living spaces, a home office, and proximity to healthcare. Investment buyers care most about rental potential and resale value.
3. Do you need to be 55+ to live here, or are you buying for an age-restricted community?
The Villages is an age-restricted community requiring at least one resident to be 55 or older, with no permanent residents under 19. The surrounding areas in Sumter, Marion, and Lake counties include communities with no age restrictions. If you are buying with a younger spouse or plan to have family members of any age visit, understand the rules that apply in each community.
4. How important is being close to family, medical care, and airports?
Proximity to The Villages Regional Hospital, Orlando International Airport (MCO), and family members in the area can significantly narrow your search. Buyers who need regular access to specialists may want to be near the southern or western corridors of The Villages for quicker access to the Florida Turnpike and Orlando.
B. Budget and Financing
5. What price range are you comfortable with?
Be honest with yourself. Consider not just the purchase price but the total cost of homeownership. In The Villages, homes range from mid-200k patio villas to multi-million dollar custom estates on golf courses. Knowing your ceiling before you start looking saves time and prevents heartache.
6. How much can you put down, and are you pre-approved for a mortgage?
Down payment amounts vary significantly. Cash buyers have the strongest negotiating position. Conventional loans typically require 5-20 percent down. VA and FHA loans offer lower down payment options for qualified buyers. Pre-approval is not the same as pre-qualification. Pre-approval means a lender has reviewed your income, assets, and credit and is ready to commit to lending you a specific amount.
7. Are you buying with cash, and do you have a preferred lender?
Cash buyers can often close faster and may have more negotiating room on price. If you plan to finance, having a local lender who knows The Villages market is a significant advantage. A local lender understands the amenities fee structure, CDD bonds, and appraisal trends specific to this area.
8. What monthly payment (mortgage + amenities fee + insurance + taxes) fits your budget?
This is the number that really matters. A $400,000 home with a 30-year mortgage at 6.5 percent, plus The Villages amenities fee of approximately $200 per month, plus homeowners insurance and property taxes, can easily cost $2,800 to $3,200 per month. Know your comfort zone for the total monthly obligation, not just the mortgage principal and interest.
Write your target monthly payment here:
C. Property Wants
9. How many bedrooms and bathrooms do you need? Guest space for family?
Many buyers in The Villages find that a two-bedroom, two-bathroom home with a den or flex room works perfectly. But if you regularly host adult children, grandchildren, or friends, you may want three bedrooms or a home with a separate guest suite. Think about your holiday gatherings and summer visits.
10. Do you want a single-family home, patio villa, or something with acreage?
In The Villages, the main home types are single-family homes (detached, typically on larger lots), patio villas (attached or semi-detached, lower maintenance), and courtyard villas (smaller, often with a private courtyard). Outside The Villages, you can find acreage properties, horse farms, and traditional subdivision homes. Each has different maintenance requirements, privacy levels, and lifestyle implications.
11. Do you need or want a golf cart garage? A pool? A screened lanai?
These are the features that Florida buyers ask about most. A golf cart garage is practically standard in many parts of The Villages. A pool is a lifestyle choice that comes with maintenance costs. A screened lanai is one of the most loved features in Florida real estate, extending your living space outdoors without the bugs.
12. Are there must-haves like a home office, den, or one-story layout?
One-story living is a priority for many buyers planning for the long term. A den or home office has become increasingly important, even in retirement. Think about how you will use the space day to day, not just on moving day.
13. Do you need to be close to golf, pickleball, the town squares, or specific amenities?
The Villages has recreation centers scattered throughout the community. Some buyers want to walk to a town square for evening entertainment. Others want to be near a specific championship golf course or pickleball complex. Proximity to amenities can significantly affect home values and your daily enjoyment.
14. What is your priority: move-in ready, or room for updates and renovation?
Move-in ready homes command a premium but save you the hassle of contractors, permits, and dust. Fixer-uppers can be a great value if you have the time, budget, and vision for renovations. Consider your tolerance for living through construction and your ability to manage projects from out of state.
D. Lifestyle and Community
15. What activities matter to you most (golf, pickleball, clubs, dining, entertainment)?
The Villages offers over 3,500 clubs, three town squares with nightly entertainment, hundreds of golf holes, and dozens of recreation centers. Some buyers spend their days on the golf course and their evenings at the squares. Others prefer quiet mornings on the lanai with a book. Knowing what fills your days helps you choose the right village.
16. Do you prefer a quiet, low-key village or an active, social one?
Each village in The Villages has its own character. Some feel like a peaceful residential neighborhood. Others buzz with activity, with residents gathering at recreation centers, on the pickleball courts, and at nearby squares. Neither is better. The right choice depends on your personality and energy level.
17. Is being walkable or golf-cartable to a town square important?
Homes within golf cart distance of Spanish Springs, Lake Sumter Landing, or Brownwood Paddock Square are highly sought after. Being able to golf cart to dinner, live music, and shopping is one of the great joys of life in The Villages. But these homes often come at a premium.
18. Any must-avoids (busy roads, flood zones, HOA-heavy communities, postage-size lots)?
Every buyer has deal-breakers. Some refuse to buy on a busy road. Others avoid homes in flood zones that require expensive flood insurance. Some want nothing to do with traditional HOAs. Know your non-negotiables before you start looking, and tell your agent clearly what your boundaries are.
E. Final Priorities
19. What is your ONE non-negotiable?
If you had to pick just one thing that the home absolutely must have, what would it be? A one-story layout? A golf cart garage? Being inside The Villages proper? Knowing your single non-negotiable gives your agent a firm anchor when screening homes.
20. Rank your top three priorities: price, location, size, condition, or amenities.
No home will be perfect at every dimension. Rank these five factors from most to least important so you know where to compromise when the perfect home does not check every box.
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Part Two: What to Do Before You Buy
Now that you have completed the questionnaire, you know yourself and your priorities better than 90 percent of buyers. The next step is to take action. Here is your step-by-step plan for how to buy a home in Florida the right way, from someone who has guided hundreds of buyers through the process.
Step 1: Get Pre-Approved First
This is not a suggestion. It is the single most important step a buyer can take, and it should happen before anything else. A mortgage pre-approval is a lender's commitment to lend you a specific amount based on a thorough review of your financial profile. This is different from pre-qualification, which is a casual estimate based on information you provide without verification.
To get pre-approved, your lender will review your income (pay stubs, W-2s, tax returns), assets (bank statements, investment accounts, retirement funds), and credit score. They will issue a pre-approval letter stating exactly how much they are willing to lend you and at what terms.
Why does this matter so much? First, it sets your real budget. You will know exactly what price range to shop in, which saves time and prevents the heartbreak of falling in love with a home you cannot afford. Second, it signals to sellers that you are a serious, qualified buyer. In a competitive market, sellers often choose the pre-approved buyer over the one who is still figuring out financing. Third, it allows you to move fast. When the right home hits the market, you can make an offer immediately instead of waiting weeks for a lender to review your documents.
If you are buying with cash, skip the pre-approval step but gather proof of funds from your bank. A pre-approval letter or proof of funds is required for every offer.
Step 2: Understand the Area's Cost Structure
One of the most common points of confusion for first-time buyer The Villages shoppers is understanding exactly what they will pay each month after they buy. The cost structure in The Villages is different from most communities, and it is important to get it right.
The Villages does not have a traditional Homeowners Association (HOA). Instead, residents pay an amenities fee to the Villages Community Development District (CDD). This fee covers access to the community's vast network of amenities: over 40 recreation centers, swimming pools, fitness facilities, pickleball and tennis courts, over 100 miles of golf cart paths, and the three town squares with their nightly entertainment and events. The amenities fee is not a traditional HOA fee. It does not cover exterior maintenance, lawn care, or structural insurance. Those are the homeowner's responsibility. It strictly covers access to the shared lifestyle amenities that make The Villages unique.
In addition to the amenities fee, some properties in The Villages also have CDD bond assessments that were established when the village was originally developed. These bonds may have been paid off or may still be active. Your agent should check the status of any CDD bonds on every home you consider, because the buyer will need to assume them if they are still in place. These bonds can add several hundred dollars per month to your housing cost.
In the surrounding communities outside The Villages, the situation is different. Communities like Stonecrest, for example, may have traditional HOAs with monthly or annual dues that cover common area maintenance, exterior upkeep, and other shared expenses. Other neighborhoods in Sumter, Marion, and Lake counties may have property owners associations or no association at all. When you are looking at properties outside The Villages proper, ask about the HOA fees, what they cover, and whether there are any special assessments.
Beyond the amenities fee or HOA, build your monthly budget to include:
- Property taxes — Sumter County has among the lowest property tax rates in Florida, while Marion and Lake counties have slightly higher rates.
- Homeowners insurance — Florida insurance rates are influenced by hurricane risk. Newer homes with impact windows and newer roofs typically get better rates.
- Flood insurance — Only required if the home is in a designated flood zone, but many buyers choose to carry it for peace of mind.
- Utilities — Electricity (SECO or Duke Energy), water, sewer, trash, and internet. Florida summers mean higher electric bills from air conditioning.
- Maintenance reserves — Budget for routine upkeep, lawn care, pest control, and eventual major replacements like a roof or A/C system.
Understanding this full picture before you start looking prevents the shock of discovering that the monthly payment on a home is hundreds of dollars more than you anticipated.
Step 3: Choose a Local Agent Who Knows The Villages
This is not about me. This is about what an agent who specializes in The Villages and Central Florida can do for you that a generalist agent cannot.
The Villages is not one market. It is dozens of micro-markets, each with its own pricing, buyer preferences, and lifestyle character. An agent who knows the difference between a home in the Village of Dunedin versus the Village of Bonita can save you hours of wasted showings and help you find the right community faster. They know which villages are popular with certain buyer profiles, which floor plans hold their value best, and which amenities are within easy reach of each neighborhood.
A knowledgeable agent will also:
- Screen homes against your questionnaire answers before you ever see a listing.
- Spot red flags in listing descriptions, disclosures, and inspection reports.
- Understand the nuances of CDD bonds, amenities fee structures, and what they mean for your monthly costs.
- Know the local lenders, inspectors, and title companies who do reliable work.
- Negotiate on your behalf with market data, not emotion.
- Coordinate the entire transaction from offer to closing, so you never feel lost.
Step 4: Refine Your Wishlist
Take the questionnaire results from Part One and build two lists: must-haves and nice-to-haves. Be ruthless with the must-haves. These are the items you will not compromise on. The nice-to-haves are bonuses that would make a home exceptional but are not deal-breakers.
This is also where you need to be realistic about trade-offs. Every home purchase involves compromise. If your budget tops out at $400,000 but you insist on being golf-cart distance to Lake Sumter Landing with a pool, a three-car garage, and three bedrooms, something has to give. The question is whether the sacrifice is size, location, condition, or amenities. Your questionnaire rankings from question 20 help you make that call with clarity rather than frustration.
Share your must-have and nice-to-have lists with your agent. A good agent builds their search criteria around these lists, and they will alert you when a property that matches your must-haves hits the market.
Step 5: Start Looking with Focus
Now the fun begins. With your pre-approval in hand, your agent selected, and your wishlist refined, you can start reviewing listings and touring homes. But focused looking is different from casual browsing.
When you tour a home, bring your must-have list and check each item. Do not let the granite countertops or the pretty pool distract you from the fact that the home is on a busy road when that was your top must-avoid. Take notes. Take photos (with the seller's permission). Compare each home against your list, not against the last home you saw.
Take time to explore the villages you are considering. Drive the streets. Ride a golf cart on the paths. Visit the recreation centers. Eat at the town square restaurants. See what daily life actually feels like in each area. You are not just buying a house. You are buying a lifestyle and a community. Make sure it fits.
Your agent will set up showings, filter listing alerts, and give you honest feedback about whether a home is fairly priced. Let them do their job. If they advise you that a home is overpriced or has known issues, trust their experience.
Step 6: Make an Offer
When you find the one, move decisively. The right home at the right price does not wait. In a market with multiple interested buyers, hesitation can cost you the home.
Your agent will help you determine a strong offer price based on comparable sales (comps). They will look at what similar homes in the same village have sold for recently, how long they were on the market, and whether they sold at or above list price. This data drives the offer strategy, not emotion or attachment.
The offer itself includes several components beyond price. Your agent will write the offer with terms that protect your interests:
- Earnest money deposit — A sum you put down when the offer is accepted, held in escrow, and credited toward your down payment at closing. Typically 1-3 percent of the purchase price.
- Contingencies — Conditions that must be met for the sale to proceed. Common contingencies include the inspection, appraisal, and financing. Each contingency gives you the right to walk away with your earnest money if the condition is not met.
- Closing timeline — The date you want to close. Typical Florida closings are 30 to 45 days after offer acceptance, though cash buyers can close in as little as two weeks.
- Inclusions and exclusions — Specify which appliances, fixtures, and furnishings are included in the sale and which are not.
Your agent presents the offer to the seller's agent, and the negotiation begins. Do not be nervous about this step. It is a normal and expected part of the process. Your agent handles the back and forth, keeping you informed and advising on each counteroffer.
Step 7: From Offer Acceptance Through Inspection to Closing
Once your offer is accepted, the real work of getting to closing begins. Here is what happens at each stage.
The Inspection
You will hire a licensed home inspector to evaluate the property from foundation to roofline. The inspection typically takes two to four hours and covers the roof, A/C system, plumbing, electrical, foundation, windows, doors, appliances, and any visible defects. You should attend the inspection if possible. It is your best opportunity to learn everything about the home you are buying.
After the inspection, your agent will review the report with you and help you decide which items to request as repairs or credits. Not every minor issue needs to be negotiated. Focus on safety concerns, code violations, and material defects. Cosmetic preferences and normal wear and tear are typically not renegotiated.
The Appraisal
If you are financing, the lender will order an appraisal to confirm that the home is worth the purchase price. The appraiser compares the home to recent sales of similar properties in the same area. If the appraisal comes in at or above the contract price, everything moves forward. If it comes in below, you and the seller need to negotiate. You can make up the difference with a larger down payment, ask the seller to lower the price, or meet somewhere in the middle.
Final Loan Approval and Walkthrough
Your lender finalizes the loan documents once all conditions are met. You will do a final walkthrough of the home within a few days of closing to confirm that the property is in the agreed-upon condition and that any negotiated repairs have been completed.
Closing Day
On closing day, you will sign a stack of documents (your agent and the title company will explain each one), wire your down payment and closing costs, and receive the keys to your new home. In Florida, closings are typically conducted at a title company or an attorney's office. The whole process takes about an hour.
Step 8: What Your Agent Handles vs What You Do
A common question I hear from buyers is: "What exactly does my agent do, and what am I responsible for?" Here is a simple breakdown.
Your Responsibilities
- Getting pre-approved and financing in order
- Gathering financial documents for your lender
- Reviewing and signing all required documents
- Making decisions and asking questions
- Attending the home inspection and final walkthrough
- Delivering your down payment and closing costs
Your Agent Handles
- Market research and comparable sales analysis
- Finding and screening properties that match your list
- Scheduling and coordinating all showings
- Writing and negotiating the offer and counteroffers
- Coordinating with the lender, inspector, and title company
- Managing the timeline and all paperwork
- Answering every question you have along the way
Why Work with Lili
My name is Lili Whittington, and I have been helping buyers find their perfect homes in The Villages and Central Florida for over 20 years. I have closed more than 450 transactions in Sumter, Marion, and Lake counties, and I know this market from the inside out. I am a Broker Associate with Soundings LLC, licensed in Florida as a broker associate (License BK3090328).
I hold professional designations that reflect the breadth of my experience:
- CLHMS — Certified Luxury Home Marketing Specialist
- SRES — Senior Real Estate Specialist
- MRP — Military Relocation Professional
- ABR — Accredited Buyer's Representative
- SFR — Short Sales and Foreclosure Resource
- CIPS — Certified International Property Specialist
I am bilingual in English and Spanish, and I work with local, national, and international clients relocating to Central Florida. My approach is honest, direct, and focused on results. I do not believe in pressure tactics or vague promises. I believe in clear communication, market expertise, and a genuine commitment to helping you find the right home.
Whether you are shopping for a patio villa near a town square or a custom estate on a golf course, I bring the same level of dedication, preparation, and local knowledge to every client.
Your Free Consultation
The best first step is simple: let us talk. I offer a free, no-obligation consultation where we can walk through your questionnaire answers together, discuss your timeline and budget, and map out a personalized buying plan. There is no pressure, no commitment, just honest advice from someone who has helped hundreds of buyers make this decision with confidence.
Call me at 954-235-4766, email me at [email protected], or book your consultation directly through my calendar:
